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Property profile & analytics
OFF-MARKET
Estimated value
$1,470,000
Investment properties
1135 Smt Ave Pasadena, CA 91103-2655
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9041874
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1912
Construction
WOOD
Total area
1,824 SF
Lot
0.17 ac (7,451 SF)
Zoning code
PSC-
APN
5728-002-015
UPID
US09-9041874
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
$1.56M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.06M
Blend (final)
Blend
$1.47M
Owner & transaction history
Dutch Ventures Left Coast LLC · 1 yrs held
Dutch Ventures Left Coast LLC
since 2025
Last sale
$1.4M
7 recorded transactions
Zoning & alternative use
PSC- · Pasadena, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.1M
+55.3%
Office building
$1.0M
+43.3%
Auto repair, garage
$915,000
+27.7%
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
$1,520,000
ML approach
$1,560,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$1,110,000
Change: +55% · Conversion: Difficult
OFFICE BUILDING
$1,025,000
Change: +43% · Conversion: Easy
AUTO REPAIR, GARAGE
$915,000
Change: +28% · Conversion: Difficult
RETAIL STORES
$905,000
Change: +27% · Conversion: Easy
Blend value · Realmo final
$1.47M
Range $1.32M – $1.62M · ±10% · vs last sale $1.40M (May 9 2025)
Last sale anchor
$1.40M
May 9 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
$806 / 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
$9,012
Tax year 2024
Assessed value
$736,239
Assessed 2024
Previous assessed
$736,239
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$557,758
Assessed improvement
$178,481
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1912
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Total area
1,824 SF
Lot
0.17 ac (7,451 SF)
Zoning code
PSC-
APN
5728-002-015
UPID
US09-9041874
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
PSC- · Pasadena, CA
Zoning PSC- · permitted uses
PSC- · 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
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.1M
OFFICE BUILDING
Est. value
$1.0M
AUTO REPAIR, GARAGE
Est. value
$915,000
RETAIL STORES
Est. value
$905,000
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
1912
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Lot
0.17 ac
Current owner
From public records · entity-resolved
Dutch Ventures Left Coast LLC
Entity
Mailing address
1508 BAY RD APT #915, MIAMI BEACH, FL 33139-3242
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 9, 2025
$1,400,000
Dutch Ventures Left Coast LLC
Marina Rossi
Grant Deed
$903,500 · Luxury Mortgage Corp
Jun 5, 2019
—
Marina Rossi
—
Deed
related
$500,000 · Farmers & Merchants Bk/lng Bch
Mar 29, 2018
$660,000
Marina Rossi
Myles,carrie L
Grant Deed
$387,000 · Farmers & Merchants Bk/lng Bch
Nov 15, 2013
—
Charles R Myles
Myles,reginald
Quit Claim Deed
related
$150,000 · Koi Corp
Jun 10, 2011
—
Reginald Myles
Myles,charlie R & Carrie L
Quit Claim Deed
related
—
Feb 29, 1988
$28,000
Myles Charlie R
Myles
Grant Deed
related
$15,000 · Myles Louis P&ei
—
—
Charlie R Myles
—
Deed Of Trust
related
$70,000 · Individual
—
—
Louis P Myles
—
Deed Of Trust
related
$51,200 · Reams Bill&dorot
—
—
Marina Rossi
—
Deed Of Trust
related
$500,000 · Farmers & Merchants Bk/lng Bch
—
—
Louis P Myles
—
Deed Of Trust
related
$30,000 · Reams Bill&dorot
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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