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Property profile & analytics
OFF-MARKET
Estimated value
$3,690,000
Office buildings
4250 Pennsylvania Ave La Crescenta, CA 91214-3369
Entity Owned
10-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6291488
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1983
Construction
WOOD
Total area
13,106 SF
Lot
0.48 ac (20,768 SF)
Zoning code
LCCPD*
APN
5801-005-064
UPID
US09-6291488
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
$4.23M
Comparable Approach
Comparable
$3.44M
Blend (final)
Blend
$3.69M
Owner & transaction history
Penn Investment Group LLC · 10 yrs held
Penn Investment Group LLC
since 2015
7 recorded transactions
Zoning & alternative use
LCCPD* · La Crescenta, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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%
$4,585,000
6.5%
$4,230,000
7%
$3,930,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$5,960,000
Change: -12% · Conversion: Easy
Blend value · Realmo final
$3.69M
Range $3.32M – $4.06M · ±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
$282 / 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
$44,390
Tax year 2024
Assessed value
$3,829,928
Assessed 2024
Previous assessed
$3,829,928
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$2,205,110
Assessed improvement
$1,624,818
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1983
Construction
WOOD
Heating
NONE
Stories
1
Units
14
Total area
13,106 SF
Lot
0.48 ac (20,768 SF)
Zoning code
LCCPD*
APN
5801-005-064
UPID
US09-6291488
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCCPD* · La Crescenta, CA
Zoning LCCPD* · permitted uses
LCCPD* · 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
MEDICAL BUILDING
Est. value
$6.0M
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
1983
Construction
WOOD
Heating
NONE
Stories
1
Units
14
Lot
0.48 ac
Current owner
From public records · entity-resolved
Penn Investment Group LLC
Entity
Mailing address
1313 FOOTHILL BLVD STE #2, LA CANADA FLINTRIDGE, CA 91011-2157
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2015
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
17 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 16, 2015
$3,300,000
Penn Investment Group LLC
Harold Jabarian & Associates LLC
Grant Deed
$2,310,000 · Wells Fargo Bank NA
Nov 9, 2006
—
Harold Jabarian & Assocs LLC
Jabarian,harold
Quit Claim Deed
—
Jan 18, 2006
—
Harold Jabarian
Ed Fleming
Grant Deed
$1,650,000 · Wachovia Commercial Mortgage INC
Apr 14, 1992
$1,325,000
Ed Fleming Co In
Honolulu Ave
Trustees Deed
$850,000 · Bank Of Commerce
Nov 16, 1989
$1,341,364
Paul David T&ire
Kaye
Trustees Deed
—
Nov 16, 1989
$287,000
Municipal Motorc
Paul David T&ire
Trustees Deed
related
$860,000 · Glendale Federal Bank
Jul 5, 1988
$580,000
Kaye Edward
Rpm
Trustees Deed
$320,000 · Penn Villa Plaza
—
—
Honolulu Avenue
—
Deed Of Trust
related
$800,000 · Independence Bank Fsb
—
—
Harold Jabarian & Assocs LLC
—
Deed Of Trust
related
$1,085,000 · Cdc Small Business Finance Co
—
—
Kaye Edward
—
Deed Of Trust
related
$75,000 · Honolulu Ave
—
—
Ed Fleming Co In
—
Deed Of Trust
related
$342,500 · Individual
—
—
Ed Fleming Co
—
Deed Of Trust
related
$604,000 · Us Bank Trust NA
—
—
Ed Fleming Co INC
—
Deed Of Trust
related
$250,000 · Patricia Fleming
—
—
Ed Fleming Co INC
—
Deed Of Trust
related
$1,000,000 · Ed & Patricia Fleming
—
—
Kaye Edward
—
Deed Of Trust
related
$100,000 · Agency Finl Serv
—
—
Ed Fleming Co INC
—
Deed Of Trust
related
$450,000 · Brushy Creek Financial Corp
—
—
Villa Plaza Penn
—
Deed Of Trust
related
$650,000 · Glendale Federal 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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