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Property profile & analytics
OFF-MARKET
Estimated value
$1,550,000
Retail space
125 Orange Grv Blvd Pasadena, CA 91103-3422
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US10-0249411
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1954
Construction
TILT-UP CONCRETE
Total area
2,634 SF
Lot
0.24 ac (10,344 SF)
Zoning code
PSC*
APN
5725-010-041
UPID
US10-0249411
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
-
Mendez Restaurant Restaurant
-
Super Liquor and Market (Bike/Boat/Book/etc) Store Wine and Liquor Store
-
FDA US Group Pasadena Consultant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.55M
CAP Approach
CAP
$1.03M
Comparable Approach
Comparable
$1.07M
Blend (final)
Blend
$1.55M
Owner & transaction history
125 Orange Grove LLC · 2 yrs held
125 Orange Grove LLC
since 2024
Last sale
$1.6M
5 recorded transactions
Zoning & alternative use
PSC* · Pasadena, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.6M
+22.4%
Office building
$1.5M
+12.9%
Auto repair, garage
$1.3M
+0.6%
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
$1,550,000
ML approach
$1,550,000
CAP Approach
CAP Return
Estimation
6%
$1,110,000
6.5%
$1,025,000
7%
$950,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,310,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,605,000
Change: +22% · Conversion: Moderate
OFFICE BUILDING
$1,480,000
Change: +13% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,320,000
Change: +1% · Conversion: Difficult
MEDICAL BUILDING
$1,195,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$1.55M
Range $1.40M – $1.71M · ±10% · vs last sale $1.55M (Apr 8 2024)
Last sale anchor
$1.55M
Apr 8 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
$588 / 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
$8,663
Tax year 2024
Assessed value
$681,552
Assessed 2024
Previous assessed
$681,552
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$496,971
Assessed improvement
$184,581
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1954
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
2,634 SF
Lot
0.24 ac (10,344 SF)
Zoning code
PSC*
APN
5725-010-041
UPID
US10-0249411
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
RETAIL STORES Current
Est. value
$1.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.6M
OFFICE BUILDING
Est. value
$1.5M
AUTO REPAIR, GARAGE
Est. value
$1.3M
MEDICAL BUILDING
Est. value
$1.2M
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1954
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.24 ac
Current owner
From public records · entity-resolved
125 Orange Grove LLC
Entity
Mailing address
125 E ORANGE GRV BLVD, PASADENA, CA 91103-3422
Mailing matches property
Yes
Owner-occupied
Yes
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
Apr 8, 2024
$1,550,000
125 Orange Grove LLC
Kun Chin Jhae
Grant Deed
$1,600,000 · Us Metro Bank
Sep 7, 2022
—
Kun Chin Jhae
Kun Chin Jhae
Intrafamily Transfer
related
—
Jan 3, 2003
$480,000
Kun C Jhae
Eun,hee C & Song Y
Grant Deed
$670,000 · Hanmi Bank
Dec 31, 1997
$270,000
Hee C Eun
Gabriel,donald J
Grant Deed
$225,750 · California Center Bank
—
—
Hee C Eun
—
Deed Of Trust
related
$335,000 · Pacific Union 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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