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Property profile & analytics
OFF-MARKET
Estimated value
$4,070,000
Showrooms
3136 Foothill Blvd La Crescenta, CA 91214-2630
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8991476
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
1964
Construction
WOOD
Total area
10,747 SF
Lot
0.88 ac (38,306 SF)
Zoning code
LCC1*
APN
5801-001-003
UPID
US09-8991476
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
$4.07M
CAP Approach
CAP
$3.28M
Comparable Approach
Comparable
$4.97M
Blend (final)
Blend
$4.07M
Owner & transaction history
Jh Four INC · 2 yrs held
Jh Four INC
since 2024
Last sale
$4.1M
7 recorded transactions
Zoning & alternative use
LCC1* · La Crescenta, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$6.5M
+50.3%
Office building
$5.5M
+27.5%
Retail stores
$5.5M
+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
$4,070,000
ML approach
$4,070,000
CAP Approach
CAP Return
Estimation
6%
$3,545,000
6.5%
$3,275,000
7%
$3,040,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$4,350,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$6,540,000
Change: +50% · Conversion: Difficult
OFFICE BUILDING
$5,545,000
Change: +27% · Conversion: Easy
RETAIL STORES
$5,535,000
Change: +27% · Conversion: Easy
AUTO REPAIR, GARAGE
$5,375,000
Change: +24% · Conversion: Difficult
MEDICAL BUILDING
$4,885,000
Change: +12% · Conversion: Easy
INDUSTRIAL (GENERAL)
$4,195,000
Change: -4% · Conversion: Moderate
Blend value · Realmo final
$4.07M
Range $3.66M – $4.48M · ±10% · vs last sale $4.07M (Mar 15 2024)
Last sale anchor
$4.07M
Mar 15 2024
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
$379 / 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
$47,038
Tax year 2024
Assessed value
$4,065,579
Assessed 2024
Previous assessed
$4,065,579
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$1,639,895
Assessed improvement
$2,425,684
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
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Status
Off-Market
Year built
1964
Construction
WOOD
Heating
NONE
Cooling
YES
Buildings
3
Stories
1
Total area
10,747 SF
Lot
0.88 ac (38,306 SF)
Zoning code
LCC1*
APN
5801-001-003
UPID
US09-8991476
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
COMMERCIAL (GENERAL) Current
Est. value
$4.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$6.5M
OFFICE BUILDING
Est. value
$5.5M
RETAIL STORES
Est. value
$5.5M
AUTO REPAIR, GARAGE
Est. value
$5.4M
MEDICAL BUILDING
Est. value
$4.9M
INDUSTRIAL (GENERAL)
Est. value
$4.2M
COMMERCIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
RETAIL STORES
AUTO REPAIR, GARAGE
MEDICAL BUILDING
INDUSTRIAL (GENERAL)
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
1964
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Buildings
3
Lot
0.88 ac
Current owner
From public records · entity-resolved
Jh Four INC
Entity
Mailing address
838 BERKSHIRE AVE, LA CANADA, CA 91011-3360
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 4, 2024
—
Jh Four INC
—
Deed
related
$2,700,000 · Nvsi INC
Mar 15, 2024
$4,068,000
Jh Four INC
Lcos LLC
Grant Deed
—
Mar 29, 2019
—
Lcos LLC
—
Deed
related
$980,508 · Bank Of Hope
Jul 26, 2013
—
Lcos LLC
Oh,donald I
Quit Claim Deed
related
—
Jun 3, 2005
—
Donald I Oh
Oh,yun K
Quit Claim Deed
related
—
Jun 3, 2005
$2,975,000
Donald I Oh
Pershing Bldg
Grant Deed
$1,487,500 · Centerbank
—
—
Lcos LLC
—
Deed Of Trust
related
$980,508 · Bank Of Hope
—
—
Donald I Oh
—
Deed Of Trust
related
—
Oct 23, 1959
—
Pershing Bldg Co
—
Grant Deed
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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