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Property profile & analytics
OFF-MARKET
Estimated value
$930,000
Manufacturing properties
1117 Msn St South Pasadena, CA 91030-3211
Individually Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-9058063
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1924
Construction
WOOD
Total area
2,000 SF
Lot
0.17 ac (7,241 SF)
Zoning code
SPCM*
APN
5315-008-032
UPID
US09-9058063
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
-
Le Car Auto Repair Auto Repair Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$930k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$868k
Blend (final)
Blend
$930k
Owner & transaction history
Siranush Khachachyan · 1 yrs held
Siranush Khachachyan
since 2024
Last sale
$930,000
5 recorded transactions
Zoning & alternative use
SPCM* · South Pasadena, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.2M
+123.9%
Auto repair, garage
$925,000
+70.2%
Medical building
$910,000
+67.3%
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
$930,000
ML approach
$930,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$1,215,000
Change: +124% · Conversion: Difficult
AUTO REPAIR, GARAGE
$925,000
Change: +70% · Conversion: Easy
MEDICAL BUILDING
$910,000
Change: +67% · Conversion: Difficult
OFFICE BUILDING
$895,000
Change: +65% · Conversion: Difficult
RETAIL STORES
$765,000
Change: +41% · Conversion: Moderate
COMMERCIAL (GENERAL)
$620,000
Change: +14% · Conversion: Difficult
WAREHOUSE, STORAGE
$590,000
Change: +8% · Conversion: Easy
Blend value · Realmo final
$930k
Range $837k – $1.02M · ±10% · vs last sale $930k (Sep 17 2024)
Last sale anchor
$930k
Sep 17 2024
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
$465 / 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
$13,679
Tax year 2024
Assessed value
$1,079,336
Assessed 2024
Previous assessed
$1,079,336
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$840,259
Assessed improvement
$239,077
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1924
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Total area
2,000 SF
Lot
0.17 ac (7,241 SF)
Zoning code
SPCM*
APN
5315-008-032
UPID
US09-9058063
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SPCM* · South Pasadena, CA
Zoning SPCM* · permitted uses
SPCM* · 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
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$925,000
MEDICAL BUILDING
Est. value
$910,000
OFFICE BUILDING
Est. value
$895,000
RETAIL STORES
Est. value
$765,000
COMMERCIAL (GENERAL)
Est. value
$620,000
WAREHOUSE, STORAGE
Est. value
$590,000
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
RETAIL STORES
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
1924
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Lot
0.17 ac
Current owner
From public records · entity-resolved
Siranush Khachachyan
Individual
Free & Clear · 1 yrs held
Mailing address
20731 PNE CONE CIR, NORTHRIDGE, CA 91326-4953
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
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
Sep 17, 2024
—
Siranush Khachachyan
Siranush Khachachyan
Intrafamily Transfer
related
—
Oct 23, 2023
—
Siranush Kachachyan
Aroutiun Hovhannessian
Intrafamily Transfer
related
—
Jun 20, 2016
—
Aroutin Hovhannessian
Kachachyan,siranush
Quit Claim Deed
related
—
Jun 20, 2016
$930,000
Aroutiun Hovhannessian
Bertch Elizabeth G Trust
Grant Deed
—
Dec 15, 2006
—
Bertch Elizabeth G Trust
Bertch G G & E G Living Trust
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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