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Property profile & analytics
OFF-MARKET
Estimated value
$3,365,000
Office buildings
2428 Foothill Blvd La Crescenta, CA 91214-3551
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6432812
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1982
Construction
WOOD
Total area
13,080 SF
Lot
0.25 ac (10,901 SF)
Zoning code
LCC2*
APN
5810-008-004
UPID
US09-6432812
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.45M
CAP Approach
CAP
$4.23M
Comparable Approach
Comparable
$2.54M
Blend (final)
Blend
$3.37M
Owner & transaction history
2428 Foothill Blvd LLC · 5 yrs held
2428 Foothill Blvd LLC
since 2021
Last sale
$3.3M
7 recorded transactions
Zoning & alternative use
LCC2* · La Crescenta, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs La Crescenta submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs La Crescenta submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$3,410,000
ML approach
$3,450,000
CAP Approach
CAP Return
Estimation
6%
$4,575,000
6.5%
$4,225,000
7%
$3,920,000
Blend value · Realmo final
$3.37M
Range $3.03M – $3.70M · ±10% · vs last sale $3.30M (Apr 9 2021)
Last sale anchor
$3.30M
Apr 9 2021
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$257 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$33,133
Tax year 2024
Assessed value
$2,822,812
Assessed 2024
Previous assessed
$2,822,812
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$1,018,759
Assessed improvement
$1,804,053
Applied tax rate
4.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1982
Construction
WOOD
Heating
NONE
Stories
1
Total area
13,080 SF
Lot
0.25 ac (10,901 SF)
Zoning code
LCC2*
APN
5810-008-004
UPID
US09-6432812
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCC2* · La Crescenta, CA
Zoning LCC2* · permitted uses
LCC2* · La Crescenta, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
La Crescenta. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1982
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.25 ac
Current owner
From public records · entity-resolved
2428 Foothill Blvd LLC
Entity
Mailing address
2025 N GLENOAKS BLVD STE #100, BURBANK, CA 91504-2809
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 9, 2021
$3,300,000
2428 Foothill Blvd LLC
Miro Macho
Grant Deed
$1,650,000 · Partners Bank Of California
Jun 25, 2019
—
Macho Family Trust
Macho Family Trust
Quit Claim Deed
related
$350,000 · Commercial Bk/ca
Feb 3, 1997
—
Macho,miro J Trustee
Advanced,nationwide Messaging
Quit Claim Deed
related
—
—
—
Macho,miro J Tr
—
Deed Of Trust
related
$550,000 · National Bank California
—
—
Macho Family Trust
—
Loan Modification
related
$550,000 · Commercial Bk/ca
—
—
Macho Family Trust
—
Deed Of Trust
related
$300,000 · National Bank California
—
—
Macho Trust
—
Deed Of Trust
related
—
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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