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Property profile & analytics
OFF-MARKET
Estimated value
$1,130,000
Office buildings
2777 Foothill Blvd La Crescenta, CA 91214-4569
Entity Owned
9-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6427015
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1969
Construction
TILT-UP CONCRETE
Total area
2,719 SF
Lot
0.13 ac (5,555 SF)
Zoning code
LCC3*
APN
5803-012-015
UPID
US09-6427015
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
$880k
Comparable Approach
Comparable
$1.23M
Blend (final)
Blend
$1.13M
Owner & transaction history
Lees Dental Building LLC · 9 yrs held
Lees Dental Building LLC
since 2017
7 recorded transactions
Zoning & alternative use
LCC3* · La Crescenta, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.7M
+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%
$950,000
6.5%
$880,000
7%
$815,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,405,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,655,000
Change: +18% · Conversion: Difficult
RETAIL STORES
$1,400,000
Change: 0% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,360,000
Change: -3% · Conversion: Difficult
MEDICAL BUILDING
$1,235,000
Change: -12% · Conversion: Easy
Blend value · Realmo final
$1.13M
Range $1.02M – $1.24M · ±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
$416 / 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
$16,214
Tax year 2024
Assessed value
$1,422,282
Assessed 2024
Previous assessed
$1,422,282
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$910,262
Assessed improvement
$512,020
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
1969
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
3
Total area
2,719 SF
Lot
0.13 ac (5,555 SF)
Zoning code
LCC3*
APN
5803-012-015
UPID
US09-6427015
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCC3* · La Crescenta, CA
Zoning LCC3* · permitted uses
LCC3* · 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
$1.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.7M
RETAIL STORES
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$1.4M
MEDICAL BUILDING
Est. value
$1.2M
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
1969
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
3
Lot
0.13 ac
Current owner
From public records · entity-resolved
Lees Dental Building LLC
Entity
Mailing address
3460 WILSHIRE BLVD STE #1007, LOS ANGELES, CA 90010-2232
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
17 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 7, 2025
—
Lees Dental Building LLC
—
Deed
related
$506,000 · Jpmorgan Chase Bank NA
Mar 8, 2018
—
Lee S Dental Building LLC
—
Deed
related
$819,000 · Hanmi Bank
Jun 22, 2017
—
Lees Dental Building LLC
—
Deed
related
$950,000 · Hanmi Bk
May 30, 2017
—
Lees Dental Building LLC
Lee,heejoo & Hyesook
Quit Claim Deed
—
Aug 26, 2014
$960,000
Heejoo Lee
Eun Sup Song
Grant Deed
$950,000 · Hanmi Bank
Nov 13, 2000
$525,000
Eun S Song
Flagship Ltd
Grant Deed
—
Jan 19, 2000
—
Flagship
Benetic,n J & S L Trustees
Grant Deed
related
—
Oct 7, 1993
—
Benetic Nicholas
—
Deed Of Trust
related
—
—
—
Song Eun S
—
Deed Of Trust
related
$100,000 · California Center Bank
—
—
Song Eun S
—
Deed Of Trust
related
$100,000 · California Center Bank
—
—
Benetic Trust
—
Deed Of Trust
related
$212,300 · Benetic Financial Corp
—
—
Benetic Trust
—
Deed Of Trust
related
$28,400 · Individual
—
—
Nicholas Benetic
—
Deed Of Trust
related
$200,000 · Marina State Bank
—
—
Benetic Trust
—
Deed Of Trust
related
$28,000 · Individual
—
—
Flagship Ltd
—
Deed Of Trust
related
$66,500 · Johnson Trust
—
—
Lees Dental Building LLC
—
Loan Modification
related
$950,000 · Hanmi Bk
—
—
Benetic Trust
—
Deed Of Trust
related
$213,000 · Alan L Brooks Ira 68-6732-00
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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