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Property profile & analytics
OFF-MARKET
Estimated value
$1,235,000
Retail space
2856 Foothill Blvd La Crescenta, CA 91214-3404
Individually Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9071134
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1919
Construction
WOOD
Total area
1,406 SF
Lot
0.18 ac (7,949 SF)
Zoning code
LCC3*
APN
5801-013-025
UPID
US09-9071134
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
$810k
Comparable Approach
Comparable
$983k
Blend (final)
Blend
$1.24M
Owner & transaction history
Hak Dong Lee · 5 yrs held
Hak Dong Lee
since 2021
Last sale
$1.3M
5 recorded transactions
Zoning & alternative use
LCC3* · La Crescenta, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$855,000
+18.1%
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
$1,250,000
ML approach
$1,190,000
CAP Approach
CAP Return
Estimation
6%
$875,000
6.5%
$810,000
7%
$750,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$855,000
Change: +18% · Conversion: Moderate
Blend value · Realmo final
$1.24M
Range $1.11M – $1.36M · ±10% · vs last sale $1.25M (May 27 2021)
Last sale anchor
$1.25M
May 27 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
$878 / 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
$15,115
Tax year 2024
Assessed value
$1,326,509
Assessed 2024
Previous assessed
$1,326,509
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$1,008,147
Assessed improvement
$318,362
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1919
Construction
WOOD
Heating
NONE
Stories
1
Total area
1,406 SF
Lot
0.18 ac (7,949 SF)
Zoning code
LCC3*
APN
5801-013-025
UPID
US09-9071134
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
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$855,000
NEIGHBORHOOD: SHOPPING CENTER
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
1919
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.18 ac
Current owner
From public records · entity-resolved
Hak Dong Lee
Individual
Mailing address
27101 BUCKSKIN LN, CANYON COUNTRY, CA 91387-4807
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 27, 2021
$1,250,000
Hak Dong Lee
John Patriarca JR
Grant Deed
—
May 27, 2021
—
Hak Dong Lee
Eun Sook Choi
Intrafamily Transfer
related
—
Jan 3, 2003
—
John Patriarca
Patriarca,john
Quit Claim Deed
related
$160,000 · Interbay Funding LLC
Jan 12, 1998
$110,000
John Patricia
Cummings,james G
Grant Deed
$95,000 · Seller
May 22, 1991
—
Cummings Yleen W Decd Est Of
—
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.
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