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Property profile & analytics
OFF-MARKET
Estimated value
$595,000
Office buildings
1134 El Centro St South Pasadena, CA 91030-3239
Entity Owned
19-yr Hold
~
Est. High Equity
Property ID
US09-9058066
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1904
Construction
WOOD
Total area
1,598 SF
Lot
0.11 ac (5,003 SF)
Zoning code
SPP*
APN
5315-008-039
UPID
US09-9058066
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
-
Dahl Architects Architect
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$380k
CAP Approach
CAP
$575k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$595k
Owner & transaction history
Dahl Architects INC · 19 yrs held
Dahl Architects INC
since 2007
1 recorded transaction
Zoning & alternative use
SPP* · South Pasadena, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$975,000
+35.7%
Auto repair, garage
$740,000
+3.1%
Medical building
$725,000
+1.4%
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
$380,000
CAP Approach
CAP Return
Estimation
6%
$620,000
6.5%
$575,000
7%
$530,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$715,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$975,000
Change: +36% · Conversion: Difficult
AUTO REPAIR, GARAGE
$740,000
Change: +3% · Conversion: Difficult
MEDICAL BUILDING
$725,000
Change: +1% · Conversion: Easy
RETAIL STORES
$610,000
Change: -15% · Conversion: Moderate
Blend value · Realmo final
$595k
Range $536k – $655k · ±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
$372 / 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
$11,709
Tax year 2024
Assessed value
$918,130
Assessed 2024
Previous assessed
$918,130
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$788,104
Assessed improvement
$130,026
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
1904
Construction
WOOD
Heating
NONE
Stories
1
Total area
1,598 SF
Lot
0.11 ac (5,003 SF)
Zoning code
SPP*
APN
5315-008-039
UPID
US09-9058066
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SPP* · South Pasadena, CA
Zoning SPP* · permitted uses
SPP* · 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
OFFICE BUILDING Current
Est. value
$715,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$975,000
AUTO REPAIR, GARAGE
Est. value
$740,000
MEDICAL BUILDING
Est. value
$725,000
RETAIL STORES
Est. value
$610,000
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1904
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.11 ac
Current owner
From public records · entity-resolved
Dahl Architects INC
Entity
Mailing address
1134 EL CENTRO ST, SOUTH PASADENA, CA 91030-3239
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2007
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
1 recorded event · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 18, 2007
$699,000
Dahl Architects INC
Warren Family Trust
Grant Deed
$349,500 · Bank Of America
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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