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Property profile & analytics
OFF-MARKET
Estimated value
$1,445,000
Investment properties
1313 Hl Ave Pasadena, CA 91104-3052
Trust Owned
7-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-8373887
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1924
Construction
TILT-UP CONCRETE
Total area
5,000 SF
Lot
0.13 ac (5,880 SF)
Zoning code
PSC-
APN
5741-013-015
UPID
US09-8373887
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
-
Funktronic Labs (Bike/Boat/Book/etc) Store Corporate Office
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.49M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.45M
Owner & transaction history
Tatoulian,edward & Nevair Trust · 7 yrs held
Tatoulian,edward & Nevair Trust
since 2019
7 recorded transactions
Zoning & alternative use
PSC- · Pasadena, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$2.3M
+16.0%
Industrial (general)
$2.1M
+7.8%
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%
$1,610,000
6.5%
$1,485,000
7%
$1,380,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,960,000
Current use
MEDICAL BUILDING
$2,275,000
Change: +16% · Conversion: Easy
INDUSTRIAL (GENERAL)
$2,110,000
Change: +8% · Conversion: Moderate
Blend value · Realmo final
$1.45M
Range $1.30M – $1.59M · ±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
$289 / 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
$22,435
Tax year 2024
Assessed value
$1,924,812
Assessed 2024
Previous assessed
$1,924,812
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$1,339,713
Assessed improvement
$585,099
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1924
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
5,000 SF
Lot
0.13 ac (5,880 SF)
Zoning code
PSC-
APN
5741-013-015
UPID
US09-8373887
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
COMMERCIAL (GENERAL) Current
Est. value
$2.0M
MEDICAL BUILDING
Est. value
$2.3M
INDUSTRIAL (GENERAL)
Est. value
$2.1M
COMMERCIAL (GENERAL) Current
MEDICAL BUILDING
INDUSTRIAL (GENERAL)
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
1924
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.13 ac
Current owner
From public records · entity-resolved
Tatoulian,edward & Nevair Trust
Trust
Free & Clear · 7 yrs held
Mailing address
1250 S EL MOLINO AVE, PASADENA, CA 91106-4308
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
May 15, 2024
—
Lea Young Lee
—
Deed
related
$1,500,000 · Royal Business Bank
Jul 12, 2019
—
Tatoulian,edward & Nevair Trust
Tatoulian,edward
Affidavit Of Death
related
—
Jun 28, 2019
$1,798,000
Lea Young Lee
Ara Tatoulian
Grant Deed
$990,000 · Royal Business Bank
Jun 28, 2019
—
Trust-survivors,e T & N T Trust
Tatoulian,edward
Affidavit Of Death
related
—
Feb 20, 2014
—
Tatoulian,e & N Survivor Trust
Tatoulian E & N Trust
Quit Claim Deed
related
—
Apr 24, 2007
—
Edward Tatoulian
Tatoulian,nevair
Affidavit Of Death
$522,500 · Power Express
Jul 30, 1996
—
Edward Tatoulian
Tatoulian,e & N
Quit Claim Deed
related
—
—
—
Edward Tatoulian
—
Deed Of Trust
related
$60,200 · Us Small Business Admn
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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