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Property profile & analytics
OFF-MARKET
Estimated value
$1,195,000
Investment properties
1456 Washington Blvd Pasadena, CA 91104-2651
Individually Owned
1-yr Hold
~
Est. High Equity
Property ID
US09-6487038
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1923
Construction
TILT-UP CONCRETE
Total area
8,356 SF
Lot
0.29 ac (12,786 SF)
Zoning code
PSC-
APN
5741-003-003
UPID
US09-6487038
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
-
GM Tax Service LLC Accounting Firm Tax Preparation
-
pari kaloust foundation Charitable Organization
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.38M
Blend (final)
Blend
$1.20M
Owner & transaction history
Arthur Kokozian · 1 yrs held
Arthur Kokozian
since 2025
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
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.20M
Range $1.08M – $1.31M · ±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
$143 / 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
$8,467
Tax year 2024
Assessed value
$600,816
Assessed 2024
Previous assessed
$600,816
+0.0% YoY
Effective rate
1.41%
On assessed value
Assessed land
$290,048
Assessed improvement
$310,768
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
1923
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Stories
1
Total area
8,356 SF
Lot
0.29 ac (12,786 SF)
Zoning code
PSC-
APN
5741-003-003
UPID
US09-6487038
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
1923
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
2
Lot
0.29 ac
Current owner
From public records · entity-resolved
Arthur Kokozian
Individual
Mailing address
1456 E WASHINGTON BLVD, PASADENA, CA 91104-2651
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
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
Feb 4, 2025
—
Arthur Kokozian
Arthur Kokozian
Deed
related
—
Feb 25, 2022
—
Arthur Kokozian
—
Deed
related
$2,000,000 · Habib American Bank
Dec 2, 2016
—
Arthur Kokozian
—
Deed
related
$1,150,000 · Habib American Bank
Jun 4, 2010
—
Arthur Kokozian
Kokozian A Living Trust
Quit Claim Deed
related
$220,000 · David Stoffers
Jun 8, 2009
—
Kokozian Arthur Living Trust
Kokozian,arthur
Quit Claim Deed
related
—
Jun 5, 2009
—
Arthur Kokozian
Kokozian A Living Trust
Quit Claim Deed
related
$200,000 · Joseph Englanoff
Jan 24, 2007
—
Kokozian Arthur Living Trust
Kokozian,arthur
Quit Claim Deed
related
—
Oct 20, 2004
—
Arthur Kokozian
Kokozian,sirvart
Quit Claim Deed
related
—
—
—
Kaloust Kokozian
—
Deed Of Trust
related
$85,000 · Individual
—
—
Arthur Kokozian
—
Deed Of Trust
related
$400,000 · David & Susan Strauss Foun INC
—
—
Kokozian Kaloust
—
Deed Of Trust
related
$75,000 · Petsch Ellen&
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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