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    87 Raymond Ave Pasadena, CA 91103

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    For Lease
    Contact for pricing

    9-Story Creative Office Building, Pasadena

    Lot size:
    62,300 SF

    Property Features for 87 Raymond Ave

    General Information

    Property type
    Office Units
    Lease Type
    Gross Lease
    RSF (Rentable sq. ft)
    62,300 SF
    Class
    B
    Total Rate
    171325

    Building Details

    Year Built/Renovated
    1913/2018
    Buildings
    1
    Stories
    9

    Spaces For Lease

    at 87 Raymond Ave, Pasadena, CA 91103 Contact us
    Unit Suite 750

    $33 /Mo

    Size
    2,300 SF
    Contact us
    Unit Suite 500

    $33 /Mo

    Size
    4,775 SF
    Contact us
    Unit Suite 200

    $33 /Mo

    Size
    3,228 SF
    Contact us

    We can help!

    Listing Contact
    Hoss Macvaugh
    Hoss Macvaugh

    Listing Agency: MacVaugh & Co Listing Agent: Hoss Macvaugh

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    Learn more

    Property Insight Report

    Overview

    This stunning 9-story, 62,300 square foot creative office building in Pasadena, Los Angeles County, presents a unique investment opportunity. Built in 1913 and extensively renovated in 2018, this Class B property boasts multiple available spaces ranging from 2,300 to 4,775 square feet. The building sits on a 5,344 square foot lot and features two elevators for convenient access to all nine floors. Each floor offers desirable features including concrete flooring, a kitchenette, and restrooms, along with direct stair and elevator access. Enjoy breathtaking views of Pasadena and the San Gabriel Mountains from your office. The building's upgraded common areas, lobby, and elevators enhance the overall aesthetic and functionality. This prime location offers unparalleled convenience, with hundreds of dining and shopping options within walking distance. The building's excellent neighbors include Osawa, Slaters 50/50, and Kaviar Sushi, adding to the vibrant atmosphere. Multiple floor plans are available, providing flexibility for various business needs. This is a rare chance to secure a prestigious office space in a highly sought-after location. The property's size and amenities make it ideal for a variety of businesses seeking a unique and inspiring work environment. The number of parking spaces is not specified.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Efootage Film Production Tchakerian Law Consultant HIA Technologies (Bike/Boat/Book/etc) Store Hyperspace (Bike/Boat/Book/etc) Store Central Desktop (Bike/Boat/Book/etc) Store

    Suggested Use

    Real Estate Agency Restaurant Spa & Massage Center Dental Office Law Firm Hair Salon Nail Salon Building Supply Gym & Fitness Center Auto Repair Shop

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Pasadena
    County
    Los Angeles
    State
    California
    Longitude
    -118.14893337955
    Latitude
    34.147372999468

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    FAQs

    What type of property is this?
    Office units - 9-Story Creative Office Building, Pasadena
    Where is this office units located?
    The property is located at 87 Raymond Ave Pasadena, CA.
    What is the lease rate?
    The lease rate is $33 SF/Yr.
    What are key features of this property?
    This property features: 62,300 SF Creative Office Building in Pasadena, Los Angeles County.; Multiple suites available, ranging from 2,300 SF to 4,775 SF.; Nine-story Class B building, built in 1913 and renovated in 2018.
    (626) 255-2308 Call to check price and availability
    Request Owner's contact information
    87 Raymond Ave Pasadena, CA 91103
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    Pasadena, CA 91103
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
    87 Raymond Ave Pasadena, CA 91103
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    We can help!
    Contact for Pricing
    Please call us for current price
    and status of this listing Hoss Macvaugh
    Hoss Macvaugh
    Real Estate License ID: 00971669
    (626) 255-2308 (626) 583-8400
    Learn more
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