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Property profile & analytics
OFF-MARKET
Estimated value
$910,000
Retail space
3930 La Crescenta Ave La Crescenta, CA 91214-3923
Individually Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0393338
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1919
Construction
WOOD
Total area
2,162 SF
Lot
0.14 ac (5,950 SF)
Zoning code
GLR4*
APN
5610-023-081
UPID
US10-0393338
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
$895k
CAP Approach
CAP
$1.24M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$910k
Owner & transaction history
Michael Min Woong Wee · 6 yrs held
Michael Min Woong Wee
since 2020
Last sale
$890,000
7 recorded transactions
Zoning & alternative use
GLR4* · La Crescenta, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.3M
+18.1%
Office building
$1.1M
+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
$975,000
ML approach
$895,000
CAP Approach
CAP Return
Estimation
6%
$1,345,000
6.5%
$1,240,000
7%
$1,155,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,115,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,315,000
Change: +18% · Conversion: Moderate
OFFICE BUILDING
$1,115,000
Change: +0% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,080,000
Change: -3% · Conversion: Difficult
MEDICAL BUILDING
$985,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$910k
Range $819k – $1.00M · ±10% · vs last sale $890k (Jul 6 2020)
Last sale anchor
$890k
Jul 6 2020
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
$421 / 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
$11,488
Tax year 2024
Assessed value
$1,012,663
Assessed 2024
Previous assessed
$1,012,663
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$671,316
Assessed improvement
$341,347
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
FLOOR/WALL FURNACE
Buildings
2
Stories
1
Units
2
Bathrooms
2
Total area
2,162 SF
Lot
0.14 ac (5,950 SF)
Zoning code
GLR4*
APN
5610-023-081
UPID
US10-0393338
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
GLR4* · La Crescenta, CA
Zoning GLR4* · permitted uses
GLR4* · 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
$1.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.3M
OFFICE BUILDING
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$1.1M
MEDICAL BUILDING
Est. value
$985,000
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
1919
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Stories
1
Buildings
2
Units
2
Bathrooms
2
Lot
0.14 ac
Current owner
From public records · entity-resolved
Michael Min Woong Wee
Individual
Mailing address
4179 DOVER RD, LA CANADA, CA 91011-4006
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
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
Jul 6, 2020
—
Michael Min Woong Wee
Min Woong Wee
Intrafamily Transfer
related
$594,000 · New Wave Loans Residential LLC
Dec 29, 2016
$890,000
Min W Wee
Guyer,p Michael
Grant Deed
$623,000 · Bank Of America
Dec 13, 2016
—
P Michael Guyer
Guyer,p Michael
Quit Claim Deed
related
—
Dec 11, 2013
—
P Michael Guyer
Guyer,kathryn
Quit Claim Deed
related
$381,000 · Green Tree Servicing LLC
Oct 1, 2003
—
Guyer,tr
Guyer,p M
Quit Claim Deed
related
—
Aug 29, 2003
—
P M Guyer
Guyer,tr
Quit Claim Deed
related
$310,000 · Wells Fargo Home Mortgage INC
Oct 12, 1999
$275,000
Nussbaum Trust
Bonetto Trust
Grant Deed
$125,000 · Seller
Jul 10, 1989
—
Bonetto Fmly Tr
Bonetto Florence
Quit Claim Deed
related
—
—
—
Guyer M P & M H Fam Trust
—
Deed Of Trust
related
$150,000 · Placer Sierra 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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