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Property profile & analytics
OFF-MARKET
Estimated value
$4,575,000
Retail space
3001 Foothill Blvd La Crescenta, CA 91214-2714
Entity Owned
~
Est. High Equity
Property ID
US09-8200831
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2009
Construction
TILT-UP CONCRETE
Total area
11,753 SF
Lot
0.82 ac (35,928 SF)
Zoning code
LCC1*
APN
5802-011-092
UPID
US09-8200831
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
by Request
Comparable Approach
Comparable
$2.75M
Blend (final)
Blend
$4.58M
Owner & transaction history
Retail Propco Borrower LLC
Retail Propco Borrower LLC
since 2025
7 recorded transactions
Zoning & alternative use
LCC1* · La Crescenta, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$7.2M
+18.1%
Office building
$6.1M
+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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$6,055,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$7,155,000
Change: +18% · Conversion: Moderate
OFFICE BUILDING
$6,065,000
Change: +0% · Conversion: Easy
AUTO REPAIR, GARAGE
$5,880,000
Change: -3% · Conversion: Difficult
MEDICAL BUILDING
$5,345,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$4.58M
Range $4.12M – $5.03M · ±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
$389 / 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
$84,727
Tax year 2024
Assessed value
$7,428,558
Assessed 2024
Previous assessed
$7,428,558
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$5,707,465
Assessed improvement
$1,721,093
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
2009
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
11,753 SF
Lot
0.82 ac (35,928 SF)
Zoning code
LCC1*
APN
5802-011-092
UPID
US09-8200831
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCC1* · La Crescenta, CA
Zoning LCC1* · permitted uses
LCC1* · 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
$6.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$7.2M
OFFICE BUILDING
Est. value
$6.1M
AUTO REPAIR, GARAGE
Est. value
$5.9M
MEDICAL BUILDING
Est. value
$5.3M
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
2009
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.82 ac
Current owner
From public records · entity-resolved
Retail Propco Borrower LLC
Entity
Mailing address
PO BOX 1159, DEERFIELD, IL 60015-6002
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 7, 2025
—
Retail Propco Borrower LLC
—
Deed
related
$490,000,000 · Wells Fargo Bank NA
Sep 8, 2025
—
Retail Propco Borrower LLC
Waltrust Properties INC
Grant Deed
$545,000,000 · Wells Fargo Bank NA
Dec 31, 2009
—
Waltrust Properties INC
Walgreen Co
Grant Deed
—
Dec 31, 2009
$6,866,000
Walgreen Co
Rich Dev La Crescenta LLC
Grant Deed
—
Oct 4, 2005
—
Rich Dev La Crescenta LLC
Dundee Family Trust
Grant Deed
$5,084,000 · Deerfield Funding Corp
Jan 20, 2000
$850,000
Dundee Trust
Mcmann Trust
Grant Deed
—
Aug 11, 1994
—
Monroe,rosslyn Tr
—
Deed Of Trust
related
—
—
—
Joseph F Malizia
—
Deed Of Trust
related
$85,000 · Individual
—
—
Rich Dev La Crescenta LLC
—
Deed Of Trust
related
$5,500,000 · Imperial Capital Bank
—
—
Rich Dev La Crescenta LLC
—
Deed Of Trust
related
—
—
—
Rich Dev La Crescenta LLC
—
Deed Of Trust
related
$2,630,832 · Imperial Capital Bank
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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