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Property profile & analytics
OFF-MARKET
Estimated value
$19,045,000
Investment properties
140 Lk Ave Pasadena, CA 91101-4710
Entity Owned
11-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-8267131
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1983
Construction
STEEL FRAME
Total area
72,757 SF
Lot
0.94 ac (40,892 SF)
Zoning code
PSC-
APN
5735-034-067
UPID
US09-8267131
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
-
Auriq Systems, Inc. (Bike/Boat/Book/etc) Store Corporate Office
-
Murphy Investment Advisors Inc Financial Advisor
-
SoulCycle Pasadena Cycling Facility Gym & Fitness Center
-
Bobby's Place Restaurant
-
Mercado Pasadena Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$21.63M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$19.05M
Owner & transaction history
Pasadena Commons Owner LLC · 11 yrs held
Pasadena Commons Owner LLC
since 2014
7 recorded transactions
Zoning & alternative use
PSC- · Pasadena, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$30.7M
+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%
$23,430,000
6.5%
$21,625,000
7%
$20,080,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$28,515,000
Current use
INDUSTRIAL (GENERAL)
$30,730,000
Change: +8% · Conversion: Moderate
Blend value · Realmo final
$19.05M
Range $17.14M – $20.95M · ±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
$262 / 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
$407,868
Tax year 2024
Assessed value
$33,345,459
Assessed 2024
Previous assessed
$33,345,459
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$6,009,250
Assessed improvement
$27,336,209
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
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1983
Construction
STEEL FRAME
Heating
NONE
Cooling
YES
Stories
1
Total area
72,757 SF
Lot
0.94 ac (40,892 SF)
Zoning code
PSC-
APN
5735-034-067
UPID
US09-8267131
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
$28.5M
INDUSTRIAL (GENERAL)
Est. value
$30.7M
COMMERCIAL (GENERAL) Current
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
1983
Construction
STEEL FRAME
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.94 ac
Current owner
From public records · entity-resolved
Pasadena Commons Owner LLC
Entity
Free & Clear · 11 yrs held
Mailing address
4333 PARK TER DR STE #100, WESTLAKE VILLAGE, CA 91361-5667
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 12, 2014
$40,000,000
Pasadena Commons Owner LLC
Pasadena Commons LLC
Grant Deed
—
Nov 10, 2011
$14,527,000
Pasadena Commons LLC
Sro Properties LP
Grant Deed
—
May 17, 2001
—
Sro Properties LP
—
Deed Of Trust
related
$6,800,000 · Principal Life Insurance Co
Jun 23, 1993
—
Properties L P Sro
—
Deed Of Trust
related
—
—
—
Sro Properties LP
—
Deed Of Trust
related
$611,487 · Western Bank
—
—
Sro
—
Deed Of Trust
related
$600,000 · Western Bank
—
—
Sro Properties LP
—
Deed Of Trust
related
$916,666 · Western Bank
—
—
Properties L P Sro
—
Deed Of Trust
related
$250,000 · Western Bank
—
—
Sro Properties
—
Deed Of Trust
related
$5,500,000 · Fidelity Federal 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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