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Property profile & analytics
OFF-MARKET
Estimated value
$875,000
Office buildings
1015 Fremont Ave South Pasadena, CA 91030-3224
Entity Owned
15-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-6326529
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1961
Construction
WOOD
Total area
3,659 SF
Lot
0.17 ac (7,462 SF)
Zoning code
SPR3*
APN
5315-007-019
UPID
US09-6326529
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
-
Gabrielle Ducsay, PSY. D. Physician Medical Clinic
-
Adriana Diaz, LCSW Foster Care Service Social Service Agency
-
Pak Poon Counselor
-
Justin Wong, LMFT Crisis Center Medical Clinic
-
Debbie Martinez Psychological Services, PC Physician Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$875k
Owner & transaction history
1015 Fremont LLC · 15 yrs held
1015 Fremont LLC
since 2011
5 recorded transactions
Zoning & alternative use
SPR3* · South Pasadena, 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 South Pasadena submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs South Pasadena 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$1,400,000
Change: -15% · Conversion: Moderate
Blend value · Realmo final
$875k
Range $788k – $963k · ±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
$239 / 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
$12,030
Tax year 2024
Assessed value
$908,522
Assessed 2024
Previous assessed
$908,522
+0.0% YoY
Effective rate
1.32%
On assessed value
Assessed land
$590,913
Assessed improvement
$317,609
Applied tax rate
9.0000
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
1961
Construction
WOOD
Heating
NONE
Stories
1
Total area
3,659 SF
Lot
0.17 ac (7,462 SF)
Zoning code
SPR3*
APN
5315-007-019
UPID
US09-6326529
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SPR3* · South Pasadena, CA
Zoning SPR3* · permitted uses
SPR3* · South Pasadena, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
South Pasadena. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES
Est. value
$1.4M
RETAIL STORES
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
1961
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.17 ac
Current owner
From public records · entity-resolved
1015 Fremont LLC
Entity
Free & Clear · 15 yrs held
Mailing address
1225 GAVIOTA DR, LAGUNA BEACH, CA 92651-3165
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2011
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 10, 2011
—
1015 Fremont LLC
Atkins,arthur H
Grant Deed
—
Nov 16, 2000
$615,000
American Auto Service
Atkins Trust
Grant Deed
—
May 4, 2000
$187,500
Atkins Trust
Moore,joan L
Trustees Deed
—
May 4, 2000
—
Linda L Jackson
Jackson,h E
Quit Claim Deed
related
—
—
—
Lucas Trust
—
Deed Of Trust
related
$314,000 · Mellon First Business 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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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