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Property profile & analytics
OFF-MARKET
Estimated value
$8,150,000
Retail space
17 De Lacey Ave Pasadena, CA 91103-3602
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8277194
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1915
Construction
TILT-UP CONCRETE
Total area
5,500 SF
Lot
0.13 ac (5,500 SF)
Zoning code
PSC-
APN
5713-004-011
UPID
US09-8277194
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
-
Father Nature Lavash Bistro Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.19M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$8.15M
Owner & transaction history
Rrr Capital Holdings LLC · 2 yrs held
Rrr Capital Holdings LLC
since 2023
Last sale
$8.1M
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
$8,205,000
ML approach
$8,185,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$8.15M
Range $7.34M – $8.97M · ±10% · vs last sale $8.10M (Dec 14 2023)
Last sale anchor
$8.10M
Dec 14 2023
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
$1,482 / 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
$96,571
Tax year 2024
Assessed value
$8,100,000
Assessed 2024
Previous assessed
$8,100,000
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$1,400,000
Assessed improvement
$6,700,000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1915
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
5
Total area
5,500 SF
Lot
0.13 ac (5,500 SF)
Zoning code
PSC-
APN
5713-004-011
UPID
US09-8277194
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
1915
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
5
Lot
0.13 ac
Current owner
From public records · entity-resolved
Rrr Capital Holdings LLC
Entity
Mailing address
8500 WILSHIRE BLVD STE #105, BEVERLY HILLS, CA 90211-3110
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
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
Jul 14, 2025
—
Rrr Capital Holdings LLC
—
Deed
related
$5,475,000 · Us Bank NA
Dec 14, 2023
$8,100,000
Rrr Capital Holdings LLC
Vicki Petersen
Grant Deed
$5,800,000 · Bank Of America NA
Dec 13, 2023
—
Vicki Petersen
Linda Solberg Kirksey
Affidavit Death Of Trustee/successor Trustee
—
Jul 20, 2023
—
Vicki Bayard Petersen
—
Deed
related
$871,206 · Southland Cu
Jan 3, 2020
—
Owner Name Unavailable
Helen Solberg
Affidavit Of Death
—
May 2, 2016
—
Solberg Family Trust
—
Deed
related
$1,000,000 · Southland Cu
May 2, 1997
—
Solberg,helen Tr
—
Deed Of Trust
related
—
Nov 16, 1992
—
Solberg Ray
—
Deed Of Trust
related
—
—
—
Solberg Family Trust
—
Deed Of Trust
related
$1,000,000 · Southland Cu
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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