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Property profile & analytics
FOR LEASE
Office buildings
1149 El Centro St South Pasadena, CA 91030
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8646427
For Lease
1 / 10
$2,005,000
1149 El Centro St, South Pasadena, CA 91030
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1971
Construction
WOOD
Total area
3,698 SF
Lot
0.16 ac (7,019 SF)
Zoning code
SPR3B10000
APN
5315-007-030
UPID
US09-8646427
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
$2.08M
CAP Approach
CAP
$1.33M
Comparable Approach
Comparable
$2.74M
Blend (final)
Blend
$2.01M
Owner & transaction history
Blue Ocean Summit LLC · 2 yrs held
Blue Ocean Summit LLC
since 2023
Last sale
$1.9M
7 recorded transactions
Zoning & alternative use
SPR3B10000 · South Pasadena, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$2.3M
+35.7%
Auto repair, garage
$1.7M
+3.1%
Medical building
$1.7M
+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
$2,070,000
ML approach
$2,080,000
CAP Approach
CAP Return
Estimation
6%
$1,435,000
6.5%
$1,325,000
7%
$1,230,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,660,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$2,250,000
Change: +36% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,710,000
Change: +3% · Conversion: Difficult
MEDICAL BUILDING
$1,680,000
Change: +1% · Conversion: Easy
RETAIL STORES
$1,415,000
Change: -15% · Conversion: Moderate
Blend value · Realmo final
$2.01M
Range $1.80M – $2.21M · ±10% · vs last sale $1.94M (Oct 19 2023)
Last sale anchor
$1.94M
Oct 19 2023
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
$542 / 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
$23,930
Tax year 2024
Assessed value
$1,935,000
Assessed 2024
Previous assessed
$1,935,000
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$1,258,000
Assessed improvement
$677,000
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
For Lease
Year built
1971
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Bathrooms
2
Total area
3,698 SF
Lot
0.16 ac (7,019 SF)
Zoning code
SPR3B10000
APN
5315-007-030
UPID
US09-8646427
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SPR3B10000 · South Pasadena, CA
Zoning SPR3B10000 · permitted uses
SPR3B10000 · 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
$1.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.3M
AUTO REPAIR, GARAGE
Est. value
$1.7M
MEDICAL BUILDING
Est. value
$1.7M
RETAIL STORES
Est. value
$1.4M
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
1971
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Bathrooms
2
Lot
0.16 ac
Current owner
From public records · entity-resolved
Blue Ocean Summit LLC
Entity
Mailing address
23141 MOULTON PKWY STE #213, LAGUNA HILLS, CA 92653-1204
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 22, 2025
—
Blue Ocean Summit LLC
—
Deed
related
$940,649 · Bank Of America NA
Oct 19, 2023
$1,935,000
Blue Ocean Summit LLC
Jc Prosperity LLC
Grant Deed
$967,500 · First Bank
Oct 19, 2023
—
Blue Ocean Summit LLC
—
Deed
related
$794,000 · California Statewide Certified Developme
Jan 8, 2009
—
1151 El Centro Property LLC
1151 El Centro Property LLC
Quit Claim Deed
related
—
Jan 8, 2009
$965,000
Jc Prosperity LLC
1151 El Centro Property LLC
Grant Deed
—
May 31, 2006
—
1151 El Centro Property LLC
1151 El Centro LLC
Quit Claim Deed
related
$450,000 · Professional Business Bank
Oct 9, 2002
—
John S Lu
Lu,d C
Quit Claim Deed
related
—
Oct 8, 2002
—
David S Lu
Lu,m T
Quit Claim Deed
related
—
Oct 8, 2002
$620,000
1151 El Centro LLC
Lu,peter S & Joan S
Grant Deed
$434,000 · Standard Savings Bank
Apr 21, 1992
—
Peter S Et Al Lu
—
Deed Of Trust
related
—
—
—
Peter S Lu
—
Deed Of Trust
related
$230,000 · Cathay Bank
—
—
Peter S Lu
—
Deed Of Trust
related
$250,000 · China Trust 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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