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Property profile & analytics
OFF-MARKET
Estimated value
$4,130,000
Apartment buildings
108 Grand Oaks Ave Pasadena, CA 91107-3617
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-6950393
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1963
Construction
WOOD
Total area
14,454 SF
Lot
0.48 ac (20,832 SF)
Zoning code
PSR3
APN
5746-007-037
UPID
US09-6950393
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
by Request
Comparable Approach
Comparable
$4.36M
Blend (final)
Blend
$4.13M
Owner & transaction history
Tavakkoli 3 LLC
Tavakkoli 3 LLC
since 2025
Last sale
$4.0M
6 recorded transactions
Zoning & alternative use
PSR3 · Pasadena, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$6.6M
+12.7%
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 Pasadena submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs 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
APARTMENT HOUSE (5+ UNITS)
$5,830,000
Current use
MEDICAL BUILDING
$6,570,000
Change: +13% · Conversion: Moderate
RETAIL STORES
$5,755,000
Change: -1% · Conversion: Difficult
COMMERCIAL (GENERAL)
$5,665,000
Change: -3% · Conversion: Moderate
Blend value · Realmo final
$4.13M
Range $3.72M – $4.54M · ±10% · vs last sale $4.02M (Jul 24 2025)
Last sale anchor
$4.02M
Jul 24 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
$286 / 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
$10,492
Tax year 2024
Assessed value
$590,973
Assessed 2024
Previous assessed
$590,973
+0.0% YoY
Effective rate
1.78%
On assessed value
Assessed land
$235,625
Assessed improvement
$355,348
Applied tax rate
7.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1963
Construction
WOOD
Heating
NONE
Cooling
CENTRAL
Units
16
Bathrooms
16
Total area
14,454 SF
Lot
0.48 ac (20,832 SF)
Zoning code
PSR3
APN
5746-007-037
UPID
US09-6950393
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
PSR3 · Pasadena, CA
Zoning PSR3 · permitted uses
PSR3 · Pasadena, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Pasadena. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$5.8M
MEDICAL BUILDING
Est. value
$6.6M
RETAIL STORES
Est. value
$5.8M
COMMERCIAL (GENERAL)
Est. value
$5.7M
APARTMENT HOUSE (5+ UNITS) Current
MEDICAL BUILDING
RETAIL STORES
COMMERCIAL (GENERAL)
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
1963
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
16
Bathrooms
16
Lot
0.48 ac
Current owner
From public records · entity-resolved
Tavakkoli 3 LLC
Entity
Mailing address
775 CARDINAL CT, ARROYO GRANDE, CA 93420-1305
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 24, 2025
$4,020,000
Tavakkoli 3 LLC
The Michael H Saperstein Trust
Grant Deed
$1,000,000 · Jpmorgan Chase Bank NA
Sep 15, 2022
—
Shawna L Saperstein
Michael H Saperstein
Affidavit Death Of Trustee/successor Trustee
related
—
Jul 31, 2018
—
Michael H Saperstein
Michael H Saperstein
Intrafamily Transfer
related
$2,040,000 · Jpmorgan Chase Bank NA
Jun 10, 2004
—
Anthony J Duffy
Duffy,barbara E
Quit Claim Deed
related
—
Nov 4, 1992
—
Saperstein Michael H Tr
—
Deed Of Trust
related
—
—
—
Micha Saperstein
—
Deed Of Trust
related
$610,000 · Fidelity Federal 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.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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