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Property profile & analytics
OFF-MARKET
Estimated value
$2,100,000
Retail space
1713 Walnut St Pasadena, CA 91106-1611
Individually Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9040375
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1948
Construction
TILT-UP CONCRETE
Total area
4,800 SF
Lot
0.38 ac (16,560 SF)
Zoning code
PSC-
APN
5737-016-054
UPID
US09-9040375
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
-
Dr. Gregor Paronian - Southern California Internists Medical Group Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.10M
CAP Approach
CAP
$1.87M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.10M
Owner & transaction history
Gregor Paronian · 1 yrs held
Gregor Paronian
since 2024
Last sale
$2.1M
7 recorded transactions
Zoning & alternative use
PSC- · Pasadena, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$2.9M
+22.4%
Office building
$2.7M
+12.9%
Auto repair, garage
$2.4M
+0.6%
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
$2,100,000
ML approach
$2,100,000
CAP Approach
CAP Return
Estimation
6%
$2,020,000
6.5%
$1,865,000
7%
$1,735,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,385,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$2,920,000
Change: +22% · Conversion: Moderate
OFFICE BUILDING
$2,695,000
Change: +13% · Conversion: Easy
AUTO REPAIR, GARAGE
$2,405,000
Change: +1% · Conversion: Difficult
MEDICAL BUILDING
$2,180,000
Change: -9% · Conversion: Difficult
Blend value · Realmo final
$2.10M
Range $1.89M – $2.31M · ±10% · vs last sale $2.10M (Jul 24 2024)
Last sale anchor
$2.10M
Jul 24 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
$438 / 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
$26,486
Tax year 2024
Assessed value
$2,251,622
Assessed 2024
Previous assessed
$2,251,622
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$1,608,302
Assessed improvement
$643,320
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
1948
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
4,800 SF
Lot
0.38 ac (16,560 SF)
Zoning code
PSC-
APN
5737-016-054
UPID
US09-9040375
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
RETAIL STORES Current
Est. value
$2.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.9M
OFFICE BUILDING
Est. value
$2.7M
AUTO REPAIR, GARAGE
Est. value
$2.4M
MEDICAL BUILDING
Est. value
$2.2M
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
0.38 ac
Current owner
From public records · entity-resolved
Gregor Paronian
Individual
Mailing address
4537 E EL CAMINO CORTO ST, LA CANADA, CA 91011-2019
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
24 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 24, 2024
—
Gregor Paronian
Gregor Paronian
Intrafamily Transfer
related
—
Dec 22, 2020
—
Gregor Paronian
—
Deed
related
$754,000 · Pacific Ent Bk
Dec 9, 2020
—
Gregor Paronian
—
Deed
related
$777,000 · Private Individual
Dec 3, 2020
—
Gregor Paronian
—
Deed
related
$754,000 · Pacific Enterprise Bank
Mar 13, 2020
$2,100,000
Gregor Paronian
Kenneth L Dymmel
Grant Deed
$1,470,000 · Rocal Financial LP
Apr 4, 2019
—
Street,walnut Trust
Dymmel,ruth
Affidavit Of Death
$1,120,000 · Gutentag Family Trust (pt)
Oct 1, 2018
—
Dymmel Family Trust
—
Deed
related
$1,100,000 · Watt Fndg LLC
Feb 22, 2017
—
Dymmel Family Trust
Walnut Street Trust
Quit Claim Deed
related
$968,500 · Watt Funding LLC
May 10, 2005
—
Walnut Street Trust
Dymmel Family Trust
Grant Deed
—
Oct 29, 2004
—
Dymmel Family Trust
Dymmel Family Trust
Quit Claim Deed
related
$650,000 · East West Bank
Sep 6, 2001
—
Dymmell,kenneth L & Ruth E Tr
Dymmel,k L & R E
Quit Claim Deed
related
—
Jun 20, 1997
$340,000
Kenneth L Dymmel
Lena Maggio Trustee
Grant Deed
$306,000 · American Pacific State Bank
Mar 12, 1997
—
Maggio,lena Trustee
Maggio L Trustee,
Quit Claim Deed
related
—
Oct 27, 1993
—
Maggio,lena Trustee
Maggio,l
Quit Claim Deed
related
—
—
—
Walnut Street Trust
—
Deed Of Trust
related
$60,000 · John G Grech
—
—
Walnut Street Trust
—
Deed Of Trust
related
$240,000 · Los Angeles Business Dev Corp
—
—
Dymmel Family Trust
—
Deed Of Trust
related
$1,120,000 · Gutentag Family Trust (pt)
—
—
Kenneth L Dymmel
—
Deed Of Trust
related
$350,000 · Community Bank NA
—
—
Walnut Street Trust
—
Deed Of Trust
related
$25,000 · John G Grech
—
—
Dymmel Family Trust
—
Deed Of Trust
related
$240,000 · Los Angeles Business Dev Corp
—
—
Dymmel Family Trust
—
Loan Modification
related
$1,100,000 · Watt Fndg LLC
—
—
Gregor Paronian
—
Deed Of Trust
related
$777,000 · Private Individual
—
—
Gregor Paronian
—
Deed Of Trust
related
$754,000 · Pacific Ent Bk
—
—
Walnut Street Trust
—
Deed Of Trust
related
$50,000 · John G Grech
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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