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Property profile & analytics
OFF-MARKET
Estimated value
$1,210,000
Assisted living facilities
1811 Raymond Ave Pasadena, CA 91103-1840
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-6468266
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1965
Construction
WOOD
Total area
25,051 SF
Lot
1.65 ac (71,740 SF)
Zoning code
PSC-
APN
5836-027-015
UPID
US09-6468266
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
-
MANUEL RAMON SACAPANO Physician
-
Pasadena Villa Assisted Living Nursing Home Retirement Community
-
Shirley Bennett Counselor
-
MOEIZ KHANKHANIAN Physician
-
Dalton Gudelmann, RRW Counselor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$955k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.47M
Blend (final)
Blend
$1.21M
Owner & transaction history
1811 N Raymond Ave Propco LLC
1811 N Raymond Ave Propco LLC
since 2026
7 recorded transactions
Zoning & alternative use
PSC- · Pasadena, CA
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
$955,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.21M
Range $1.09M – $1.33M · ±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
$48 / 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
$95,399
Tax year 2024
Assessed value
$7,546,152
Assessed 2024
Previous assessed
$7,546,152
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$5,140,134
Assessed improvement
$2,406,018
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1965
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Bathrooms
34
Total area
25,051 SF
Lot
1.65 ac (71,740 SF)
Zoning code
PSC-
APN
5836-027-015
UPID
US09-6468266
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
PSC- · Pasadena, CAZoning PSC- · permitted uses
PSC- · Pasadena, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
code of ordinances
Building & site characteristics
From public records
Year built
1965
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Bathrooms
34
Lot
1.65 ac
Current owner
From public records · entity-resolved
1811 N Raymond Ave Propco LLC
Entity
Mailing address
345 N MAPLE DR STE #120, BEVERLY HILLS, CA 90210-5174
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
20 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 8, 2026
—
1811 N Raymond Ave Propco LLC
—
Deed
related
$44,650,000
Mar 19, 2026
$14,455,500
1811 N Raymond Ave Propco LLC
Pas 26 LLC
Grant Deed
$44,650,000 · Oxford Finance LLC
Mar 19, 2026
—
1811 N Raymond Ave Propco LLC
—
Deed
related
$44,650,000 · Oxford Finance LLC
Mar 15, 2024
—
Pas 26 LLC
—
Deed
related
$11,000,000 · Israel Discount Bank Of New York
Nov 14, 2019
—
Pas 26 LLC
—
Deed
related
$4,000,000 · Bank Of America
May 24, 2019
$6,900,000
Pas 26 LLC
Prc1 LLC
Grant Deed
—
May 8, 2019
—
Prc 1 LLC
—
Deed
related
$250,000 · Other Institutional Lenders
Mar 27, 2019
—
Prc1 LLC
—
Deed
related
$60,000 · Lana Pothos
Sep 27, 2018
—
Prc1llc
Prc LLC
Quit Claim Deed
$1,200,000 · Setty Erez E Trust (rt)
Aug 1, 2018
—
Prc 1 LLC
—
Deed
related
$220,000 · Agoura Hills Financial INC
May 14, 2018
—
Prc 1 LLC
—
Deed
related
$780,000 · Agoura Hiils Financial INC
Sep 29, 2000
—
Prc,llc
Bloom,l B & T F
Trustees Deed
related
—
May 19, 2000
$1,550,000
Lee B Bloom
T & W Enterprises
Grant Deed
$1,300,000 · Gold Mountain Financial
—
—
Prc1 LLC
—
Deed Of Trust
related
$60,000 · Lana Pothos
—
—
Prc 1 LLC
—
Deed Of Trust
related
$250,000 · Other Institutional Lenders
—
—
Pas 26 LLC
—
Deed Of Trust
related
$4,000,000 · Bank Of America
—
—
Prc LLC
—
Deed Of Trust
related
—
—
—
Prc 1 LLC
—
Deed Of Trust
related
$220,000 · Agoura Hills Financial INC
—
—
Prc LLC
—
Deed Of Trust
related
$2,500,000 · Golden Security Bank
—
—
Prc LLC
—
Deed Of Trust
related
$2,825,000 · Pacific Enterprise 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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