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Property profile & analytics
OFF-MARKET
Estimated value
$1,625,000
Retail space
125 Raymond Ave 123 Pasadena, CA 91103-4534
Entity Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9152227
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
2009
Construction
TILT-UP CONCRETE
Total area
4,150 SF
Lot
0.7 ac (30,511 SF)
Zoning code
PSC-
APN
5723-021-030
UPID
US09-9152227
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
-
Wolfe Air Aviation, Ltd: Corporate Aviation Consultant Construction
-
Dan Wolfe Productions Professional Services
-
Clarke Brothers Roofing Roofing Company General Contractor
-
LA Plastic Surgery Medical Clinic
-
Public Art Two Urns Cultural Landmark
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.62M
Comparable Approach
Comparable
$1.41M
Blend (final)
Blend
$1.63M
Owner & transaction history
Holly Crossing LLC · 7 yrs held
Holly Crossing LLC
since 2019
7 recorded transactions
Zoning & alternative use
PSC- · Pasadena, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$2.5M
+22.4%
Office building
$2.3M
+12.9%
Auto repair, garage
$2.1M
+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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,750,000
6.5%
$1,615,000
7%
$1,500,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,065,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$2,525,000
Change: +22% · Conversion: Moderate
OFFICE BUILDING
$2,330,000
Change: +13% · Conversion: Easy
AUTO REPAIR, GARAGE
$2,075,000
Change: +1% · Conversion: Difficult
MEDICAL BUILDING
$1,885,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$1.63M
Range $1.46M – $1.79M · ±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
$392 / 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
$24,284
Tax year 2024
Assessed value
$2,048,088
Assessed 2024
Previous assessed
$2,048,088
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$1,024,044
Assessed improvement
$1,024,044
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
2009
Construction
TILT-UP CONCRETE
Heating
NONE
Total area
4,150 SF
Lot
0.7 ac (30,511 SF)
Zoning code
PSC-
APN
5723-021-030
UPID
US09-9152227
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
$2.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.5M
OFFICE BUILDING
Est. value
$2.3M
AUTO REPAIR, GARAGE
Est. value
$2.1M
MEDICAL BUILDING
Est. value
$1.9M
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
2009
Construction
TILT-UP CONCRETE
Heating
NONE
Lot
0.7 ac
Current owner
From public records · entity-resolved
Holly Crossing LLC
Entity
Mailing address
8424 N SANTA MONICA BLVDPMB804, WEST HOLLYWOOD, CA 90069-6233
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 23, 2023
—
Holly Crossing LLC
—
Deed
related
$2,197,000 · Nusenda FCU
May 3, 2019
—
Holly Crossing LLC
—
Grant Deed
related
$2,260,000 · Calprivate Bk
Feb 8, 2019
—
Holly Crossing LLC
Rif Investments-3 LLC
Quit Claim Deed
—
Mar 6, 2017
—
Rif Investments-3 LLC
—
Deed
related
$1,500,000 · Premier Busn Bk
Dec 24, 2012
$4,000,000
Rif Investments-3 LLC
Cjuf III Raymond LLC
Grant Deed
$1,320,000 · Ghadir Family 1996 Trust
Sep 7, 2011
$15,075,000
Cjuf III Raymond LLC
Buchanan Of Raymond LLC
Grant Deed
—
—
—
Rif Investment 3 LLC
—
Deed Of Trust
related
$750,000 · Ghadir Family Trust (pt)
—
—
Rif Investments-3 LLC
—
Loan Modification
related
$1,500,000 · Premier Busn Bk
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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