Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$1,190,000
Medical Office Space
2644 Foothill Blvd La Crescenta, CA 91214-3510
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-6295726
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1967
Construction
WOOD
Total area
1,584 SF
Lot
0.15 ac (6,394 SF)
Zoning code
LCC2YY
APN
5801-022-039
UPID
US09-6295726
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
$1.19M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.17M
Blend (final)
Blend
$1.19M
Owner & transaction history
Levavim LLC
Levavim LLC
since 2025
Last sale
$1.2M
7 recorded transactions
Zoning & alternative use
LCC2YY · La Crescenta, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$965,000
+33.9%
Office building
$815,000
+13.5%
Retail stores
$815,000
+13.3%
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
$1,195,000
ML approach
$1,190,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$720,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$965,000
Change: +34% · Conversion: Difficult
OFFICE BUILDING
$815,000
Change: +14% · Conversion: Easy
RETAIL STORES
$815,000
Change: +13% · Conversion: Difficult
AUTO REPAIR, GARAGE
$795,000
Change: +10% · Conversion: Difficult
Blend value · Realmo final
$1.19M
Range $1.07M – $1.31M · ±10% · vs last sale $1.20M (May 14 2021)
Last sale anchor
$1.20M
May 14 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
$751 / 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
$14,611
Tax year 2024
Assessed value
$1,273,449
Assessed 2024
Previous assessed
$1,273,449
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$1,008,147
Assessed improvement
$265,302
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
1967
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Total area
1,584 SF
Lot
0.15 ac (6,394 SF)
Zoning code
LCC2YY
APN
5801-022-039
UPID
US09-6295726
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCC2YY · La Crescenta, CA
Zoning LCC2YY · permitted uses
LCC2YY · 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
MEDICAL BUILDING Current
Est. value
$720,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$965,000
OFFICE BUILDING
Est. value
$815,000
RETAIL STORES
Est. value
$815,000
AUTO REPAIR, GARAGE
Est. value
$795,000
MEDICAL BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
RETAIL STORES
AUTO REPAIR, GARAGE
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
1967
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Lot
0.15 ac
Current owner
From public records · entity-resolved
Levavim LLC
Entity
Mailing address
4100 WISHING HL DR, LA CANADA, CA 91011-3019
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
18 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 24, 2025
$1,300,000
Levavim LLC
A & S Dental Property LLC
Grant Deed
$1,105,000 · The Huntington National Bank
May 14, 2021
$1,200,000
A & S Dental Property LLC
Sean Hakimi
Grant Deed
$1,605,000 · Commonwealth Business Bank
Oct 31, 2003
$620,000
Sean Hakimi
1031 Reverse Exchange Co INC
Grant Deed
—
Oct 31, 2003
—
1031 Reverse Exchange Co INC
Rhee,tr
Grant Deed
related
—
Oct 10, 2003
—
1031 Reverse Exchange Co INC
Rhee,tr
Grant Deed
related
—
Dec 27, 2002
—
Rhee,tr
Rhee,hak M
Quit Claim Deed
related
—
Apr 26, 2000
—
Rhee,hak M
Lee,a
Trustees Deed
related
—
Sep 14, 1999
—
Annie Lee
Lee,a
Quit Claim Deed
related
—
Oct 31, 1996
$245,000
Lee,annie
James Cho & Co INC
Trustees Deed
$159,000 · Saehan Bank
Oct 31, 1996
—
Annie Lee
Rhee,j
Quit Claim Deed
related
—
Mar 18, 1996
—
Cho James & Co
Cho,j & L H
Quit Claim Deed
related
—
Mar 5, 1996
—
James Cho
Cho James & Co,
Quit Claim Deed
related
—
—
—
Hak M Rhee
—
Deed Of Trust
related
$255,000 · Bank Of America
—
—
Cho
—
Deed Of Trust
related
$120,000 · Cathay Bank
—
—
Sean Hakimi
—
Deed Of Trust
related
$450,000 · All Century INC
—
—
James Cho & Co I
—
Deed Of Trust
related
$100,000 · Cathay Bank
—
—
James Cho & Co I
—
Deed Of Trust
related
$500,000 · Cathay Bank
—
—
Paul Liu
—
Deed Of Trust
related
$60,000 · Individual
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 2644 Foothill Blvd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
