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Property profile & analytics
OFF-MARKET
Estimated value
$6,130,000
Office buildings
2540 Foothill Blvd La Crescenta, CA 91214-4573
Individually Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6432809
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1982
Construction
WOOD
Total area
17,961 SF
Lot
0.65 ac (28,382 SF)
Zoning code
LCC2
APN
5810-001-033
UPID
US09-6432809
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
$5.80M
Comparable Approach
Comparable
$6.22M
Blend (final)
Blend
$6.13M
Owner & transaction history
Hagop Youredjian · 4 yrs held
Hagop Youredjian
since 2021
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%
$6,285,000
6.5%
$5,800,000
7%
$5,385,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$9,265,000
Current use
RETAIL STORES
$9,255,000
Change: 0% · Conversion: Moderate
AUTO REPAIR, GARAGE
$8,985,000
Change: -3% · Conversion: Difficult
MEDICAL BUILDING
$8,165,000
Change: -12% · Conversion: Easy
Blend value · Realmo final
$6.13M
Range $5.52M – $6.74M · ±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
$341 / 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
$78,980
Tax year 2024
Assessed value
$6,919,076
Assessed 2024
Previous assessed
$6,919,076
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$4,796,660
Assessed improvement
$2,122,416
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
Units
1
Total area
17,961 SF
Lot
0.65 ac (28,382 SF)
Zoning code
LCC2
APN
5810-001-033
UPID
US09-6432809
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
$9.3M
RETAIL STORES
Est. value
$9.3M
AUTO REPAIR, GARAGE
Est. value
$9.0M
MEDICAL BUILDING
Est. value
$8.2M
OFFICE BUILDING Current
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
1982
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Lot
0.65 ac
Current owner
From public records · entity-resolved
Hagop Youredjian
Individual
Mailing address
3604 SAN FERNANDO RD, GLENDALE, CA 91204-2917
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
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 22, 2021
—
Hagop Youredjian
H And H Drug Stores INC
Correction Deed
related
—
Oct 22, 2021
—
La Foothill Properties LLC
Hagop Youredjian
Grant Deed
—
Jun 29, 2021
—
H And H Drug Stores INC
Lfa Properties LLC
Grant Deed
—
May 10, 2021
—
Hagop Youredjian
H And H Drug Stores INC
Grant Deed
—
Dec 31, 2018
$5,800,000
H And H Drug Stores INC
Lfa Properties LLC
Grant Deed
$3,800,000 · City National Bank
Aug 10, 2017
—
Lfa Properties LLC
—
Grant Deed
related
$2,600,000 · New Omni Bk NA
Dec 14, 2016
—
Lfa Properties LLC
—
Deed
related
$2,600,000 · 1st Oc Real Estate Inv LLC
Feb 5, 2016
$5,200,000
Lfa Properties LLC
Colim Investments LLC
Grant Deed
—
Oct 23, 2013
$3,800,000
Colim Investments LLC
Footcrest LLC
Grant Deed
$2,660,000 · Bank Of The West
Jun 2, 2004
$2,800,000
Footcrest LLC
Pinniall Family LP
Grant Deed
$1,960,000 · First Command Bank
—
—
Penniall Family Ltd
—
Deed Of Trust
related
$1,350,000 · Stancorp Mortgage Investors
—
—
Footcrest LLC
—
Deed Of Trust
related
$2,962,500 · Professional Business Bank
—
—
Lfa Properties LLC
—
Deed Of Trust
related
$2,600,000 · 1st Oc Real Estate Inv LLC
—
—
Lfa Properties LLC
—
Deed Of Trust
related
$2,600,000 · New Omni Bk NA
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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