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Property profile & analytics
OFF-MARKET
Estimated value
$1,150,000
Office buildings
2505 Foothill Blvd Ste D La Crescenta, CA 91214-4555
Trust Owned
21-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6291224
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1980
Construction
TILT-UP CONCRETE
Total area
5,660 SF
Lot
0.3 ac (12,899 SF)
Zoning code
LCC2*
APN
5804-001-028
UPID
US09-6291224
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.61M
Blend (final)
Blend
$1.15M
Owner & transaction history
Derohanessians Of Babaloyan Trust · 21 yrs held
Derohanessians Of Babaloyan Trust
since 2005
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.15M
Range $1.04M – $1.27M · ±10%
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
$203 / 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
$11,687
Tax year 2024
Assessed value
$930,684
Assessed 2024
Previous assessed
$930,684
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$590,913
Assessed improvement
$339,771
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
1980
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
5,660 SF
Lot
0.3 ac (12,899 SF)
Zoning code
LCC2*
APN
5804-001-028
UPID
US09-6291224
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
1980
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.3 ac
Current owner
From public records · entity-resolved
Derohanessians Of Babaloyan Trust
Trust
Mailing address
1084 OLD PHILLIPS RD, GLENDALE, CA 91207-1152
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2005
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 22, 2005
—
Derohanessians Of Babaloyan Trust
Derohanessians,alfred
Quit Claim Deed
related
—
Mar 23, 2001
$630,000
Alfred Derohanessians
Nicolas,david L
Grant Deed
$567,000 · Cnl Commercial Finance INC
Oct 24, 1997
$460,000
D L Nicolas
Nicolas,s S
Grant Deed
related
—
Mar 14, 1996
—
Patricia J Garfold
Garfold,a F
Quit Claim Deed
related
—
Oct 4, 1989
—
Karen Jorgensen
Jorg
Quit Claim Deed
related
$147,000 · Stanford P J
—
—
Alfred Derohanessians
—
Deed Of Trust
related
$836,250 · Luther Burbank Savings & Loan
—
—
Karen Jorgensen
—
Deed Of Trust
related
$470,000 · Bank Of California
—
—
Derohanessian Of Babaloyan Trust
—
Deed Of Trust
related
$800,000 · Bank Of The West
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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