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Property profile & analytics
OFF-MARKET
Estimated value
$105,560,000
Hotels
180 Fair Oaks Ave Pasadena, CA 91103-3614
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0318644
Property profile
Verified
Property type
Hotels
Use group
HOTEL
Year built
1999
Construction
CONCRETE
Total area
165,342 SF
Lot
1.67 ac (72,659 SF)
Zoning code
PSC-
APN
5723-021-027
UPID
US10-0318644
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
-
Mirage Limousine And Sedan Service Limousine Service
-
Food Mart Grocery & Convenience Store
-
FIBI Pasadena Vocational School Training Center
-
180 North Fair Oaks Avenue Parking Parking Lot & Garage
-
Randr Garage Door Repair loveland Building Supply General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$114.05M
Blend (final)
Blend
$105.56M
Owner & transaction history
Maven Re Holdings LLC · 4 yrs held
Maven Re Holdings LLC
since 2021
Last sale
$103.5M
7 recorded transactions
Zoning & alternative use
PSC- · Pasadena, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$115.7M
+66.2%
Neighborhood: shopping center
$100.6M
+44.6%
Office building
$92.9M
+33.4%
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 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
$101,185,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOTEL/MOTEL
$69,605,000
Current use
RESTAURANT
$115,675,000
Change: +66% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$100,625,000
Change: +45% · Conversion: Difficult
OFFICE BUILDING
$92,850,000
Change: +33% · Conversion: Difficult
AUTO REPAIR, GARAGE
$82,760,000
Change: +19% · Conversion: Difficult
RETAIL STORES
$82,240,000
Change: +18% · Conversion: Difficult
MEDICAL BUILDING
$75,160,000
Change: +8% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$69,830,000
Change: +0% · Conversion: Difficult
Blend value · Realmo final
$105.56M
Range $95.00M – $116.12M · ±10% · vs last sale $103.50M (Dec 29 2021)
Last sale anchor
$103.50M
Dec 29 2021
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
$638 / 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
$1,255,880
Tax year 2024
Assessed value
$106,547,364
Assessed 2024
Previous assessed
$106,547,364
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$21,224,160
Assessed improvement
$85,323,204
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
Hotels
Use group
HOTEL
Status
Off-Market
Year built
1999
Construction
CONCRETE
Heating
NONE
Units
314
Total area
165,342 SF
Lot
1.67 ac (72,659 SF)
Zoning code
PSC-
APN
5723-021-027
UPID
US10-0318644
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
HOTEL/MOTEL Current
Est. value
$69.6M
RESTAURANT
Est. value
$115.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$100.6M
OFFICE BUILDING
Est. value
$92.9M
AUTO REPAIR, GARAGE
Est. value
$82.8M
RETAIL STORES
Est. value
$82.2M
MEDICAL BUILDING
Est. value
$75.2M
INDUSTRIAL (GENERAL)
Est. value
$69.8M
HOTEL/MOTEL Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
MEDICAL BUILDING
INDUSTRIAL (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
1999
Construction
CONCRETE
Heating
NONE
Units
314
Lot
1.67 ac
Current owner
From public records · entity-resolved
Maven Re Holdings LLC
Entity
Mailing address
2700 POST OAK BLVD21STFL, HOUSTON, TX 77056-5784
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
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
May 14, 2025
—
Maven Re Holdings LLC
—
Deed
related
$65,000,000 · Aareal Capital Corporation
Dec 29, 2021
$103,500,000
Maven Re Holdings LLC
RT Pasad LLC
Grant Deed
$73,750,000 · Wilmington Trust NA
Jun 2, 2015
—
RT Pasad LLC
RT-pasad Hotel Partners LP
Quit Claim Deed
related
$73,750,000 · German American Cap
Sep 7, 2011
$15,075,000
Cjuf III Raymond LLC
Buchanan Of Raymond LLC
Grant Deed
—
Sep 30, 1998
—
Pasadena Hotel Assoc
Ameriko INC
Grant Deed
$28,200,000 · Gmac Mortgage Corp
Jun 14, 1991
$1,773,000
Ameriko INC
Unknown
Grant Deed
—
—
—
RT-pasad Hotel Partners
—
Deed Of Trust
related
$75,000,000 · Capmark Bank
—
—
RT-pasad Hotel Partners LP
—
Deed Of Trust
related
$38,500 · Merrill Lynch Mortgage Corp
—
—
Dd
—
Deed Of Trust
related
$3,850,000 · First Nationwide Bank
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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