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Property profile & analytics
OFF-MARKET
Estimated value
$1,255,000
Office buildings
1910 Huntington Dr South Pasadena, CA 91030-4812
Entity Owned
12-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-8008982
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1977
Construction
WOOD
Total area
3,626 SF
Lot
0.33 ac (14,190 SF)
Zoning code
SPR310000*
APN
5320-031-014
UPID
US09-8008982
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
-
Joanna Razo Marriage Or Relationship Counselor
-
Kimberly C. Wong, LCSW Psychotherapist
-
Mike Jackson MFT Psychotherapist
-
Ingoldsby Judy Mft Marriage Or Relationship Counselor
-
Gerry Fagoaga MFT Marriage Or Relationship Counselor Family Counselor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.30M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.26M
Owner & transaction history
Campus Ents LLC · 12 yrs held
Campus Ents LLC
since 2013
7 recorded transactions
Zoning & alternative use
SPR310000* · South Pasadena, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.7M
+3.1%
Medical building
$1.7M
+1.4%
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 South Pasadena submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs South 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
by Request
CAP Approach
CAP Return
Estimation
6%
$1,410,000
6.5%
$1,300,000
7%
$1,210,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,625,000
Current use
AUTO REPAIR, GARAGE
$1,675,000
Change: +3% · Conversion: Difficult
MEDICAL BUILDING
$1,650,000
Change: +1% · Conversion: Easy
RETAIL STORES
$1,390,000
Change: -15% · Conversion: Moderate
Blend value · Realmo final
$1.26M
Range $1.13M – $1.38M · ±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
$346 / 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
$22,167
Tax year 2024
Assessed value
$1,742,640
Assessed 2024
Previous assessed
$1,742,640
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$1,081,640
Assessed improvement
$661,000
Applied tax rate
9.0000
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1977
Construction
WOOD
Heating
NONE
Cooling
OTHER
Stories
1
Total area
3,626 SF
Lot
0.33 ac (14,190 SF)
Zoning code
SPR310000*
APN
5320-031-014
UPID
US09-8008982
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SPR310000* · South Pasadena, CA
Zoning SPR310000* · permitted uses
SPR310000* · South Pasadena, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
South Pasadena. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$1.6M
AUTO REPAIR, GARAGE
Est. value
$1.7M
MEDICAL BUILDING
Est. value
$1.7M
RETAIL STORES
Est. value
$1.4M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
RETAIL STORES
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
1977
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.33 ac
Current owner
From public records · entity-resolved
Campus Ents LLC
Entity
Free & Clear · 12 yrs held
Mailing address
1000 S FREMONT AVE UNIT #64, ALHAMBRA, CA 91803-8888
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2013
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 31, 2013
$1,450,000
Campus Ents LLC
South Pasadena Medical Ctr Pts
Grant Deed
—
Aug 10, 2004
—
South Padadena Medical Center
Cordano,tr
Quit Claim Deed
related
—
May 28, 2004
—
Victor A Costabile
Costabile,sharon
Quit Claim Deed
related
—
May 28, 2004
$1,075,000
Cordano,tr
Blacher,tr
Grant Deed
—
Dec 14, 2001
$715,000
Blacher Trust
Lake Ave Management Trust
Grant Deed
$430,000 · Citizens Business Bank
Jul 6, 2001
—
Management Strategies Trustees
Nafep Mgmt Trustee
Grant Deed
related
—
Apr 12, 1996
—
Nafep Mgmt Trustee
Business Advisors Trustee,
Grant Deed
related
—
Oct 23, 1995
—
Business Advisors Trustee
Hall,d A & K F Trustees
Grant Deed
related
—
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.
Try Rey
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