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Property profile & analytics
OFF-MARKET
Estimated value
$2,420,000
Commercial land
La Crescenta, CA 91214
Entity Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-9110365
Property profile
Verified
Property type
Commercial land
Use group
VACANT COMMERCIAL LAND
Lot
0.03 ac (1,218 SF)
Zoning code
LCC3YY
APN
5801-013-026
UPID
US09-9110365
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
$2.39M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.42M
Owner & transaction history
2845 Mary St LLC · 1 yrs held
2845 Mary St LLC
since 2025
Last sale
$2.5M
7 recorded transactions
Zoning & alternative use
LCC3YY · 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
$2,290,000
ML approach
$2,385,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$2.42M
Range $2.18M – $2.66M · ±10% · vs last sale $2.50M (Apr 2 2025)
Last sale anchor
$2.50M
Apr 2 2025
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
—
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
$69
Tax year 2024
Assessed value
$109
Assessed 2024
Previous assessed
$109
+0.0% YoY
Effective rate
63.30%
On assessed value
Assessed land
$109
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
Commercial land
Use group
VACANT COMMERCIAL LAND
Status
Off-Market
Heating
NONE
Lot
0.03 ac (1,218 SF)
Zoning code
LCC3YY
APN
5801-013-026
UPID
US09-9110365
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCC3YY · La Crescenta, CA
Zoning LCC3YY · permitted uses
LCC3YY · 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.
Building & site characteristics
From public records
Heating
NONE
Lot
0.03 ac
Current owner
From public records · entity-resolved
2845 Mary St LLC
Entity
Free & Clear · 1 yrs held
Mailing address
1018 DELAWARE RD, BURBANK, CA 91504-3025
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 2, 2025
—
2845 Mary St LLC
Virginia Movsessian
Quitclaim Deed
related
—
Mar 18, 2024
$2,500,000
Virginia Movsessian
Vahik Arzoomanian
Grant Deed
—
Mar 18, 2024
—
Virginia Movsessian
Pierre Movsessian
Intrafamily Transfer
related
$1,750,000 · Rocket Mortgage LLC
Dec 10, 2018
—
Arzoomanian Family Trust
Arzoomanian,vahik & Melina
Quit Claim Deed
related
—
Jul 3, 2018
—
Vahik Arzoomanian
Campbell,william M & Lisa J
Grant Deed
—
Nov 7, 2006
—
William M Campbell
Runyon Ethelyn C Fam Trust
Grant Deed
—
Mar 3, 2000
—
Cobb,lori Trustee
Runyon,e C
Quit Claim 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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