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Property profile & analytics
OFF-MARKET
Estimated value
$785,000
Office buildings
1401 Fair Oaks Ave South Pasadena, CA 91030-6204
Trust Owned
9-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-6393176
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1933
Construction
WOOD
Total area
2,190 SF
Lot
0.15 ac (6,407 SF)
Zoning code
SPR310000*
APN
5319-004-020
UPID
US09-6393176
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
-
NELA & Pasadena Perinatal Therapy Foster Care Service Social Service Agency
-
Gay Therapy Center Physician Medical Clinic
-
El Molino Family Therapy, PC Psychotherapist
-
The Holding Space Psychotherapist Mental Health Service
-
Lauren Rodarte, LMFT Crisis Center Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$785k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$785k
Owner & transaction history
Asher,robert L & Nancy B Trust · 9 yrs held
Asher,robert L & Nancy B Trust
since 2017
4 recorded transactions
Zoning & alternative use
SPR310000* · South Pasadena, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.0M
+3.1%
Medical building
$995,000
+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%
$850,000
6.5%
$785,000
7%
$730,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$980,000
Current use
AUTO REPAIR, GARAGE
$1,015,000
Change: +3% · Conversion: Difficult
MEDICAL BUILDING
$995,000
Change: +1% · Conversion: Easy
RETAIL STORES
$840,000
Change: -15% · Conversion: Moderate
Blend value · Realmo final
$785k
Range $707k – $864k · ±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
$358 / 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
$15,785
Tax year 2024
Assessed value
$1,245,919
Assessed 2024
Previous assessed
$1,245,919
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$739,587
Assessed improvement
$506,332
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
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1933
Construction
WOOD
Heating
NONE
Cooling
OTHER
Stories
1
Total area
2,190 SF
Lot
0.15 ac (6,407 SF)
Zoning code
SPR310000*
APN
5319-004-020
UPID
US09-6393176
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SPR310000* · South Pasadena, CA
Zoning SPR310000* · permitted uses
SPR310000* · 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
$980,000
AUTO REPAIR, GARAGE
Est. value
$1.0M
MEDICAL BUILDING
Est. value
$995,000
RETAIL STORES
Est. value
$840,000
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
1933
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.15 ac
Current owner
From public records · entity-resolved
Asher,robert L & Nancy B Trust
Trust
Free & Clear · 9 yrs held
Mailing address
5301 VLY BLVD, LOS ANGELES, CA 90032-3930
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 9, 2017
$1,095,000
Asher,robert L & Nancy B Trust
Smith,robert L
Grant Deed
—
Mar 9, 2017
—
Robert L Smith
Smith,ada D
Quit Claim Deed
—
Dec 13, 2016
—
Robert L Smith
Hancock C L & J L Trust
Quit Claim Deed
related
—
May 19, 1997
—
Hancock,clarence L & Joanne L Tr
Hancock,c L & J L
Quit Claim Deed
related
—
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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