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Property profile & analytics
OFF-MARKET
Estimated value
$640,000
Office buildings
2512 Foothill Blvd La Crescenta, CA 91214-3506
Entity Owned
7-yr Hold
Absentee Owner
Property ID
US09-6295734
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1940
Construction
WOOD
Total area
1,481 SF
Lot
0.13 ac (5,701 SF)
Zoning code
LCC2
APN
5810-001-001
UPID
US09-6295734
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
$480k
Comparable Approach
Comparable
$672k
Blend (final)
Blend
$640k
Owner & transaction history
Gajo INC · 7 yrs held
Gajo INC
since 2018
7 recorded transactions
Zoning & alternative use
LCC2 · La Crescenta, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$900,000
+18.0%
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%
$520,000
6.5%
$480,000
7%
$445,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$765,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$900,000
Change: +18% · Conversion: Difficult
RETAIL STORES
$765,000
Change: 0% · Conversion: Moderate
AUTO REPAIR, GARAGE
$740,000
Change: -3% · Conversion: Difficult
MEDICAL BUILDING
$675,000
Change: -12% · Conversion: Easy
Blend value · Realmo final
$640k
Range $576k – $704k · ±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
$432 / 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
$10,904
Tax year 2024
Assessed value
$946,001
Assessed 2024
Previous assessed
$946,001
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$656,186
Assessed improvement
$289,815
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
1940
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Bathrooms
2
Total area
1,481 SF
Lot
0.13 ac (5,701 SF)
Zoning code
LCC2
APN
5810-001-001
UPID
US09-6295734
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.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$765,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$900,000
RETAIL STORES
Est. value
$765,000
AUTO REPAIR, GARAGE
Est. value
$740,000
MEDICAL BUILDING
Est. value
$675,000
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
RETAIL STORES
AUTO REPAIR, GARAGE
MEDICAL BUILDING
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1940
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Bathrooms
2
Lot
0.13 ac
Current owner
From public records · entity-resolved
Gajo INC
Entity
Mailing address
1941 NEW YORK DR, ALTADENA, CA 91001-3425
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 16, 2026
—
Katherine Enney Trust
—
Deed
related
$287,600 · United States Small Business Admin
Nov 8, 2018
—
Gajo INC
Lee,bryan I
Quit Claim Deed
related
—
Nov 8, 2018
$865,000
Katherine H Ennoy
Gaijo INC
Grant Deed
$350,000 · Citizens Business Bank
May 9, 2017
$600,000
Bryan I Lee
2512 Partners
Grant Deed
$470,000 · Open Bank
Jan 31, 2011
$483,000
2512 Partners
Varo T Parsegian
Grant Deed
$386,000 · Hana Small Business Lending INC
Sep 8, 2010
—
Varo T Parsegian
Parsegian,varo T
Quit Claim Deed
related
—
Jun 4, 2002
$390,000
Varo T Parsegian
Kim,choon J
Grant Deed
$288,750 · Interbay Funding LLC
Jun 4, 2002
—
V Parsegian
Parsegian,m
Quit Claim Deed
related
—
Nov 17, 2000
$275,000
Choon J Kim
Kim,inhwa H
Grant Deed
related
$200,000 · Downey S & L (wholesale)
Sep 27, 1999
$215,000
Kim,inhwa H
Ballai,ingrid
Trustees Deed
$185,000 · Seller
Oct 27, 1993
—
Ingrid Ballai
Anjargolian,vera
Grant Deed
related
—
Jan 19, 1990
$285,000
Vera Anjargolian
Ballai Ingrid
Grant Deed
$185,000 · Ballai Ingrid
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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