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Property profile & analytics
OFF-MARKET
Estimated value
$1,110,000
Office buildings
1290 Lk Ave Pasadena, CA 91104-2869
Entity Owned
27-yr Hold
Free & Clear
Property ID
US09-8462348
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1982
Construction
WOOD
Total area
5,296 SF
Lot
0.22 ac (9,396 SF)
Zoning code
PSC-
APN
5740-001-028
UPID
US09-8462348
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
-
Bambino Insurance Insurance Agency
-
Nu Wave Barbershop Barber Shop
-
Sassan Geosciences Inc Geotechnical Engineer Civil Engineer
-
A Marti Income Tax Services Tax Preparation
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.11M
Owner & transaction history
Lake Acquisitions LLC · 27 yrs held
Lake Acquisitions LLC
since 1998
7 recorded transactions
Zoning & alternative use
PSC- · Pasadena, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$210 / 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
$9,543
Tax year 2024
Assessed value
$461,068
Assessed 2024
Previous assessed
$461,068
+0.0% YoY
Effective rate
2.07%
On assessed value
Assessed land
$288,939
Assessed improvement
$172,129
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1982
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Total area
5,296 SF
Lot
0.22 ac (9,396 SF)
Zoning code
PSC-
APN
5740-001-028
UPID
US09-8462348
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.
Building & site characteristics
From public records
Year built
1982
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Lot
0.22 ac
Current owner
From public records · entity-resolved
Lake Acquisitions LLC
Entity
Free & Clear · 27 yrs held
Mailing address
1290 N LK AVE STE #205, PASADENA, CA 91104-2869
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
1998
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 29, 1998
$300,000
Lake Acquisitions LLC
Highland Federal Bank
Grant Deed
—
May 22, 1998
$284,000
Highland Federal Bank
Guanio,bernardino P & Thersa L
Trustees Deed
related
—
Feb 3, 1995
$30,000
Michael O Archibong
Guanio,bernardino P & Teresa L
Grant Deed
—
Sep 14, 1989
$57,000
Guanio Bernardin
Phil
Trustees Deed
—
Sep 14, 1989
$401,000
Guanio Bernardin
Downstream Excha
Trustees Deed
$274,200 · Highland Federal Bank
Sep 14, 1989
$185,909
Downstream Excha
Phil
Trustees Deed
related
—
—
—
Michael O Archibong
—
Deed Of Trust
related
$40,500 · Individual
—
—
Michael O Archibong
—
Deed Of Trust
related
$40,500 · Individual
—
—
Michael O Archinbong
—
Deed Of Trust
related
$25,000 · Individual
—
—
Everett Lahmann
—
Deed Of Trust
related
$137,500 · Great Western Bank
—
—
Michael O Archibong
—
Deed Of Trust
related
$30,000 · Individual
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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