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Property profile & analytics
OFF-MARKET
Estimated value
$2,800,000
Individual retail properties
440 Foothill Blvd La Canada Flintridge, CA 91011-3503
Individually Owned
5-yr Hold
~
Est. High Equity
Property ID
US09-8140584
Property profile
Verified
Property type
Individual retail properties
Use group
GYM, HEALTH SPA
Year built
1986
Construction
TILT-UP CONCRETE
Total area
3,584 SF
Lot
0.22 ac (9,795 SF)
Zoning code
LFC2-P*
APN
5820-009-014
UPID
US09-8140584
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
Current use
Occupant on record · Public records
-
Aspire Physical Therapy & Sports Performance-Foothill Medical Clinic
-
Maxum Heating & Air Conditioning Hardware & Home Improvement Home Appliance Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.71M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.80M
Owner & transaction history
Aaron Mcguinness Physical Therapist · 5 yrs held
Aaron Mcguinness Physical Therapist
since 2021
Last sale
$2.9M
7 recorded transactions
Zoning & alternative use
LFC2-P* · La Canada Flintridge, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$2.2M
+78.7%
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 Canada Flintridge submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs La Canada Flintridge 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
$2,795,000
ML approach
$2,710,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$2,180,000
Change: +79% · Conversion: Difficult
Blend value · Realmo final
$2.80M
Range $2.52M – $3.08M · ±10% · vs last sale $2.85M (Jan 20 2021)
Last sale anchor
$2.85M
Jan 20 2021
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
$781 / 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
$34,190
Tax year 2024
Assessed value
$3,024,442
Assessed 2024
Previous assessed
$3,024,442
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$1,963,234
Assessed improvement
$1,061,208
Applied tax rate
5.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Individual retail properties
Use group
GYM, HEALTH SPA
Status
Off-Market
Year built
1986
Construction
TILT-UP CONCRETE
Heating
NONE
Total area
3,584 SF
Lot
0.22 ac (9,795 SF)
Zoning code
LFC2-P*
APN
5820-009-014
UPID
US09-8140584
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LFC2-P* · La Canada Flintridge, CAZoning LFC2-P* · permitted uses
LFC2-P* · La Canada Flintridge, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.2M
NEIGHBORHOOD: SHOPPING CENTER
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
1986
Construction
TILT-UP CONCRETE
Heating
NONE
Lot
0.22 ac
Current owner
From public records · entity-resolved
Aaron Mcguinness Physical Therapist
Individual
Mailing address
440 FOOTHILL BLVD, LA CANADA FLINTRIDGE, CA 91011-3503
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 3, 2025
—
Aaron Mcguinness Physical Therapist
—
Deed
related
$75,000 · United States Small Business Admin
Feb 8, 2021
—
Aaron Mcguinness Physical Therapist
—
Deed
related
$1,180,000 · Cdc Small Business Finance Corp
Jan 20, 2021
$2,850,000
Aaron Mcguinness Physical Therapist
Club Champion Presents LLC
Grant Deed
$1,432,985 · Mufg Union Bank NA
Sep 24, 2018
—
Club Champion Presents LLC
—
Deed
related
$962,000 · Cdc Small Busn Fin
Jan 27, 2017
$2,255,000
Club Champion Presents LLC
440 Foothill Partners LLC
Grant Deed
$1,173,600 · Jpmorgan Chase Bank NA
Aug 12, 2016
$1,850,000
440 Foothill Partners LLC
La Canada Automotive INC
Grant Deed
$1,110,000 · Wells Fargo Bank NA
Mar 31, 2015
$1,650,000
La Canada Automotive INC
Tl Sneed INC Employee Retireme
Grant Deed
related
—
Jan 16, 2015
—
T L Sneed INC Employee Trust
T L Sneed INC Trust
Quit Claim Deed
related
—
Jan 16, 2015
$1,650,000
La Canada Automotive INC
T L Sneed INC Trust
Grant Deed
$1,485,000 · T L Sneed INC Trust (ct)
Jun 22, 2012
$1,470,688
Tl Sneed INC Emp Retiremet Trust
Asset Foreclosure Svcs INC
Trustees Deed
related
—
Jul 26, 2005
$1,695,000
440 Foothill
Peck Ross Trust
Grant Deed
$1,200,000 · Professional Business Bank
Dec 6, 1993
—
Peck,ross&lois A Trustees
Peck,r
Quit Claim Deed
related
—
—
—
La Canada Automotive INC
—
Deed Of Trust
related
$350,000 · Keegan Robert J Trust (pt)
—
—
440 Foothill
—
Deed Of Trust
related
$100,000 · Eric S Olberz
—
—
Club Champion Presents LLC
—
Deed Of Trust
related
$962,000 · Cdc Small Busn Fin
—
—
Club Champion Presents LLC
—
Deed Of Trust
related
$1,173,600 · Jp Morgan Chase Bk
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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