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Property profile & analytics
OFF-MARKET
Estimated value
$6,655,000
Office buildings
1260 Huntington Dr Ste 101, South Pasadena, CA 91030-4561
Entity Owned
5-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-6234442
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1987
Construction
WOOD
Total area
21,566 SF
Lot
0.58 ac (25,328 SF)
Zoning code
SPR110000*
APN
5319-035-001
UPID
US09-6234442
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
by Request
CAP Approach
CAP
$7.74M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.66M
Owner & transaction history
Woodleigh Properties LP · 5 yrs held
Woodleigh Properties LP
since 2021
7 recorded transactions
Zoning & alternative use
SPR110000* · South Pasadena, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$10.0M
+3.1%
Medical building
$9.8M
+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
by Request
CAP Approach
CAP Return
Estimation
6%
$8,380,000
6.5%
$7,735,000
7%
$7,185,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$9,675,000
Current use
AUTO REPAIR, GARAGE
$9,975,000
Change: +3% · Conversion: Difficult
MEDICAL BUILDING
$9,805,000
Change: +1% · Conversion: Easy
RETAIL STORES
$8,265,000
Change: -15% · Conversion: Moderate
Blend value · Realmo final
$6.66M
Range $5.99M – $7.32M · ±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
$309 / 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
$109,375
Tax year 2024
Assessed value
$9,040,429
Assessed 2024
Previous assessed
$9,040,429
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$3,616,596
Assessed improvement
$5,423,833
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
1987
Construction
WOOD
Heating
NONE
Buildings
3
Stories
1
Total area
21,566 SF
Lot
0.58 ac (25,328 SF)
Zoning code
SPR110000*
APN
5319-035-001
UPID
US09-6234442
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SPR110000* · South Pasadena, CA
Zoning SPR110000* · permitted uses
SPR110000* · 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
$9.7M
AUTO REPAIR, GARAGE
Est. value
$10.0M
MEDICAL BUILDING
Est. value
$9.8M
RETAIL STORES
Est. value
$8.3M
OFFICE BUILDING Current
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
1987
Construction
WOOD
Heating
NONE
Stories
1
Buildings
3
Lot
0.58 ac
Current owner
From public records · entity-resolved
Woodleigh Properties LP
Entity
Free & Clear · 5 yrs held
Mailing address
40355 DELTA LN, PALMDALE, CA 93551-3616
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 25, 2021
—
Woodleigh Properties LP
David G Dickinson
Grant Deed
—
Nov 13, 2008
$3,800,000
Atkinson Moss Family Trust
Lsk Group LLC
Grant Deed
—
Nov 6, 2008
$2,410,000
Lsk Group LLC
Gl 1260 LLC
Trustees Deed
related
$1,800,000 · Ching Chuan Chen Etal
Oct 6, 2008
—
Gl 1260 LLC
Aci International LLC
Quit Claim Deed
related
—
Jun 2, 2008
—
Aci International LLC
Gl 1260 LLC
Quit Claim Deed
related
—
Feb 15, 2008
$3,600,000
Gl 1260 LLC
Mi Living Trust
Grant Deed
$1,800,000 · Ching C Chen
Nov 26, 2001
—
Mi,i Cheng Tr
Mi,i C & Y C
Quit Claim Deed
related
—
—
—
Icheng D Mi
—
Deed Of Trust
related
$350,000 · Lippobank
—
—
I-cheng D Mi
—
Deed Of Trust
related
$320,000 · Century City Savings & Loan
—
—
Icheng D Mi
—
Deed Of Trust
related
$150,000 · Lippobank
—
—
Mi
—
Deed Of Trust
related
$400,000 · Bank Of Trade
—
—
Mi
—
Deed Of Trust
related
$1,500,000 · Yang Kwn S&wu T
—
—
I-cheng D Mi
—
Deed Of Trust
related
$119,540 · Lippobank
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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