Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$1,955,000
Investment properties
2706 Foothill Blvd La Crescenta, CA 91214
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9556008
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1956
Construction
WOOD
Total area
4,207 SF
Lot
0.13 ac (5,764 SF)
Zoning code
LCC2*
APN
5801-021-021
UPID
US09-9556008
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
$1.87M
CAP Approach
CAP
$1.28M
Comparable Approach
Comparable
$2.37M
Blend (final)
Blend
$1.96M
Owner & transaction history
Hammock Holdings LLC · 3 yrs held
Hammock Holdings LLC
since 2022
Last sale
$2.1M
3 recorded transactions
Zoning & alternative use
LCC2* · La Crescenta, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$2.6M
+50.3%
Office building
$2.2M
+27.5%
Retail stores
$2.2M
+27.3%
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
$1,820,000
ML approach
$1,865,000
CAP Approach
CAP Return
Estimation
6%
$1,390,000
6.5%
$1,280,000
7%
$1,190,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,705,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$2,560,000
Change: +50% · Conversion: Difficult
OFFICE BUILDING
$2,170,000
Change: +27% · Conversion: Easy
RETAIL STORES
$2,165,000
Change: +27% · Conversion: Easy
AUTO REPAIR, GARAGE
$2,105,000
Change: +24% · Conversion: Difficult
MEDICAL BUILDING
$1,910,000
Change: +12% · Conversion: Easy
Blend value · Realmo final
$1.96M
Range $1.76M – $2.15M · ±10% · vs last sale $2.07M (Nov 16 2022)
Last sale anchor
$2.07M
Nov 16 2022
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
$465 / 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
$24,252
Tax year 2024
Assessed value
$2,111,400
Assessed 2024
Previous assessed
$2,111,400
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$950,640
Assessed improvement
$1,160,760
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1956
Construction
WOOD
Heating
NONE
Cooling
YES
Buildings
2
Stories
1
Units
5
Total area
4,207 SF
Lot
0.13 ac (5,764 SF)
Zoning code
LCC2*
APN
5801-021-021
UPID
US09-9556008
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
COMMERCIAL (GENERAL) Current
Est. value
$1.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.6M
OFFICE BUILDING
Est. value
$2.2M
RETAIL STORES
Est. value
$2.2M
AUTO REPAIR, GARAGE
Est. value
$2.1M
MEDICAL BUILDING
Est. value
$1.9M
COMMERCIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
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
1956
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Units
5
Lot
0.13 ac
Current owner
From public records · entity-resolved
Hammock Holdings LLC
Entity
Mailing address
9900 MILBURN DR, SUN VALLEY, CA 91352-4245
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 16, 2022
$2,070,000
Hammock Holdings LLC
Stanley S Freedman
Grant Deed
$1,656,000 · Stanley Freedman
Nov 16, 2022
—
Stanley S Freedman
Ernestine P Freedman
Affidavit Death Of Trustee/successor Trustee
related
—
Sep 30, 1993
—
Freedman Stanley S Co Tr
—
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.
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 2706 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.
