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Property profile & analytics
OFF-MARKET
Estimated value
$1,830,000
Retail space
2870 Foothill Blvd La Crescenta, CA 91214-3404
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9073073
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1948
Construction
TILT-UP CONCRETE
Total area
3,488 SF
Lot
0.07 ac (3,251 SF)
Zoning code
LCC3*
APN
5801-013-029
UPID
US09-9073073
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
$1.81M
CAP Approach
CAP
$2.01M
Comparable Approach
Comparable
$2.44M
Blend (final)
Blend
$1.83M
Owner & transaction history
Littlearn LLC · 2 yrs held
Littlearn LLC
since 2023
Last sale
$1.8M
7 recorded transactions
Zoning & alternative use
LCC3* · La Crescenta, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$2.1M
+18.1%
Office building
$1.8M
+0.2%
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
$1,855,000
ML approach
$1,810,000
CAP Approach
CAP Return
Estimation
6%
$2,170,000
6.5%
$2,005,000
7%
$1,860,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,795,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$2,125,000
Change: +18% · Conversion: Moderate
OFFICE BUILDING
$1,800,000
Change: +0% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,745,000
Change: -3% · Conversion: Difficult
MEDICAL BUILDING
$1,585,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$1.83M
Range $1.65M – $2.01M · ±10% · vs last sale $1.83M (Nov 1 2023)
Last sale anchor
$1.83M
Nov 1 2023
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
$525 / 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
$20,720
Tax year 2024
Assessed value
$1,830,000
Assessed 2024
Previous assessed
$1,830,000
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$1,400,000
Assessed improvement
$430,000
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
1948
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
3,488 SF
Lot
0.07 ac (3,251 SF)
Zoning code
LCC3*
APN
5801-013-029
UPID
US09-9073073
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
RETAIL STORES Current
Est. value
$1.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.1M
OFFICE BUILDING
Est. value
$1.8M
AUTO REPAIR, GARAGE
Est. value
$1.7M
MEDICAL BUILDING
Est. value
$1.6M
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
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
1948
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.07 ac
Current owner
From public records · entity-resolved
Littlearn LLC
Entity
Mailing address
23559 ADAMSBORO DR, NEWHALL, CA 91321-3701
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 1, 2023
$1,830,000
Littlearn LLC
Hee Su Kim
Grant Deed
$1,647,000 · Preferred Bank
Jun 28, 2017
—
Hee Su Kim
—
Deed
related
$500,000 · Pacific City Bank
May 31, 2013
$870,000
Hee S Kim
Pitt Family 2003 Trust
Grant Deed
$522,000 · Hkf LLC
May 31, 2013
—
Hee S Kim
Mun,hyo S
Grant Deed
related
—
Jun 18, 2003
—
Pitt,tr
California Executive Escrow Se
Grant Deed
related
$125,000 · Ainlay Trust
Oct 30, 1998
$335,000
California Executive Svcs INC
Eisner Trust
Grant Deed
$235,000 · Seller
Apr 15, 1998
—
Eisner,steven J & Nashwa R Co-tr
Eisner,s J & N R
Quit Claim Deed
related
—
—
—
Steven Eisner
—
Deed Of Trust
related
$250,000 · Glendale Federal Bank
—
—
Steven Eisner
—
Deed Of Trust
related
$115,000 · Individual
—
—
Pitt Family 2003 Trust
—
Deed Of Trust
related
$87,372 · David R & Karrie L Deaton
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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