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Property profile & analytics
OFF-MARKET
Estimated value
$3,495,000
Office buildings
6252 Honolulu Ave La Crescenta, CA 91214-2346
Individually Owned
24-yr Hold
~
Est. High Equity
Property ID
US09-8294203
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1997
Construction
TILT-UP CONCRETE
Total area
11,895 SF
Lot
0.7 ac (30,492 SF)
Zoning code
LAC1
APN
2572-006-011
UPID
US09-8294203
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
$3.84M
Comparable Approach
Comparable
$4.34M
Blend (final)
Blend
$3.50M
Owner & transaction history
Western Prelacy Armenian Apost · 24 yrs held
Western Prelacy Armenian Apost
since 2002
4 recorded transactions
Zoning & alternative use
LAC1 · 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%
$4,160,000
6.5%
$3,840,000
7%
$3,565,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$5,405,000
Change: -12% · Conversion: Easy
Blend value · Realmo final
$3.50M
Range $3.15M – $3.84M · ±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
$294 / 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
$1,588
Tax year 2024
Assessed value
$2,566,546
Assessed 2024
Previous assessed
$2,566,546
+0.0% YoY
Effective rate
0.06%
On assessed value
Assessed land
$868,994
Assessed improvement
$1,697,552
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
1997
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
11,895 SF
Lot
0.7 ac (30,492 SF)
Zoning code
LAC1
APN
2572-006-011
UPID
US09-8294203
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC1 · La Crescenta, CA
Zoning LAC1 · permitted uses
LAC1 · 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
$5.4M
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
1997
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.7 ac
Current owner
From public records · entity-resolved
Western Prelacy Armenian Apost
Individual
Mailing address
6252 HONOLULU AVE #100, LA CRESCENTA, CA 91214-2346
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2002
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 4, 2002
$1,500,000
Western Prelacy Armenian Apost
6252 Honolulu Partnership
Grant Deed
$650,000 · Cedars Bank
Dec 15, 1995
$425,000
Salvatore F Gangi
F/m Financial
Grant Deed
—
Sep 26, 1995
—
F Finl
Gangi,bldrs
Grant Deed
related
—
Sep 17, 1991
$378,000
Gangi Builders INC
Unknown
Grant Deed
—
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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