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Property profile & analytics
OFF-MARKET
Estimated value
$870,000
Retail space
1575 Altadena Dr Pasadena, CA 91107-1438
Individually Owned
1-yr Hold
~
Est. High Equity
Property ID
US10-0228576
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1948
Construction
TILT-UP CONCRETE
Total area
2,288 SF
Lot
0.14 ac (6,018 SF)
Zoning code
LCR3*
APN
5853-007-002
UPID
US10-0228576
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
-
Sue B Dance Co Theater & Performing Art Venue Training Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$870k
CAP Approach
CAP
$890k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$870k
Owner & transaction history
Roland L Sprewell · 1 yrs held
Roland L Sprewell
since 2024
Last sale
$870,000
7 recorded transactions
Zoning & alternative use
LCR3* · Pasadena, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.4M
+52.9%
Office building
$1.3M
+41.1%
Auto repair, garage
$1.1M
+25.7%
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
$870,000
ML approach
$870,000
CAP Approach
CAP Return
Estimation
6%
$965,000
6.5%
$890,000
7%
$825,000
Alternative Use
Use
Estimation
RETAIL STORES
$910,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,390,000
Change: +53% · Conversion: Moderate
OFFICE BUILDING
$1,285,000
Change: +41% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,145,000
Change: +26% · Conversion: Difficult
MEDICAL BUILDING
$1,040,000
Change: +14% · Conversion: Difficult
COMMERCIAL (GENERAL)
$895,000
Change: -2% · Conversion: Easy
Blend value · Realmo final
$870k
Range $783k – $957k · ±10% · vs last sale $870k (Aug 19 2024)
Last sale anchor
$870k
Aug 19 2024
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
$380 / 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
$11,188
Tax year 2024
Assessed value
$923,250
Assessed 2024
Previous assessed
$923,250
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$636,724
Assessed improvement
$286,526
Applied tax rate
10.0000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1948
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
2,288 SF
Lot
0.14 ac (6,018 SF)
Zoning code
LCR3*
APN
5853-007-002
UPID
US10-0228576
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCR3* · Pasadena, CA
Zoning LCR3* · permitted uses
LCR3* · 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
RETAIL STORES Current
Est. value
$910,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.4M
OFFICE BUILDING
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$1.1M
MEDICAL BUILDING
Est. value
$1.0M
COMMERCIAL (GENERAL)
Est. value
$895,000
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
AUTO REPAIR, GARAGE
MEDICAL BUILDING
COMMERCIAL (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
1948
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.14 ac
Current owner
From public records · entity-resolved
Roland L Sprewell
Individual
Mailing address
1575 N ALTADENA DR, PASADENA, CA 91107-1438
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 19, 2024
—
Roland L Sprewell
Roland L Sprewell
Intrafamily Transfer
related
—
Jul 15, 2024
—
Roland L Sprewell
—
Deed
related
$401,600 · Hometown Equity Mortgage LLC
Feb 19, 2021
$870,000
Roland L Sprewell
Malvin Black III
Grant Deed
$783,000 · Quicken Loans LLC
Jan 16, 2018
—
Malvin Black III
—
Deed
related
$652,000 · United Wholesale Mortgage
Nov 25, 2015
—
Malvin Black III
Malvin Joseph Black III
Intrafamily Transfer
related
$635,937 · Universal American Mortgage Company
May 17, 2011
—
Black Malvin & Sue Trust
Black,malvin J II & Sue C
Quit Claim Deed
related
—
Jun 22, 2005
—
Malvin J Black III
Black,nalvin J III & Sue C
Quit Claim Deed
related
$492,500 · Lending First Mortgage
Dec 18, 1991
$195,000
Malvin J I Black
Richard Lee INC
Grant Deed
$175,500 · Arcs Mortgage INC
—
—
Malvin J Black
—
Deed Of Trust
related
$270,000 · Fremont Investment & Loan
—
—
Malvin J Black III
—
Deed Of Trust
related
$49,500 · Household Finance Corp
—
—
Malvin J Black
—
Deed Of Trust
related
$297,499 · New Century Mortgage
—
—
Malvin J Black
—
Deed Of Trust
related
$325,600 · Rpm Lending Group
—
—
Malvin J Black III
—
Deed Of Trust
related
$100,000 · 123loan LLC
—
—
Malvin J Black III
—
Deed Of Trust
related
$150,000 · Secured Funding Corp
—
—
Malvin J Black
—
Deed Of Trust
related
$203,150 · Ryland Mortgage Co
—
—
Malvin J Black
—
Deed Of Trust
related
$36,000 · Ryland Mortgage Co
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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