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Property profile & analytics
FOR LEASE
Retail space
1920 N Lake Ave 100 Altadena, CA 91001
Individually Owned
23-yr Hold
~
Est. High Equity
Property ID
US09-8008786
For Lease
1 / 6
$3,250/Mo
1920 N Lake Ave,Unit 100, Altadena, CA 91001
View Listing →
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1986
Construction
WOOD
Total area
7,265 SF
Lot
0.36 ac (15,615 SF)
Zoning code
LCC2*
APN
5845-016-020
UPID
US09-8008786
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
-
Honeyyellow Kay’s Boutique & Beauty Bar Clothing & Fashion Store
-
3 H Beauty Studio Vucsi Salon Hair Salon Nail Salon
-
Ron's Barbershop Barber Shop
-
Tobacco House (Bike/Boat/Book/etc) Store
-
Top Nails Nail Salon
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.29M
Blend (final)
Blend
$1.61M
Owner & transaction history
Yousef Ardestani · 23 yrs held
Yousef Ardestani
since 2003
6 recorded transactions
Zoning & alternative use
LCC2* · Altadena, 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 Altadena submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Altadena 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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$2,480,000
Current use
COMMERCIAL (GENERAL)
$2,245,000
Change: -10% · Conversion: Easy
WAREHOUSE, STORAGE
$2,135,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$1.61M
Range $1.45M – $1.77M · ±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
$222 / 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
$19,009
Tax year 2024
Assessed value
$1,332,451
Assessed 2024
Previous assessed
$1,332,451
+0.0% YoY
Effective rate
1.43%
On assessed value
Assessed land
$845,819
Assessed improvement
$486,632
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
For Lease
Year built
1986
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
1
Total area
7,265 SF
Lot
0.36 ac (15,615 SF)
Zoning code
LCC2*
APN
5845-016-020
UPID
US09-8008786
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCC2* · Altadena, CA
Zoning LCC2* · permitted uses
LCC2* · Altadena, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Altadena. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$2.5M
COMMERCIAL (GENERAL)
Est. value
$2.2M
WAREHOUSE, STORAGE
Est. value
$2.1M
RETAIL STORES Current
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
1986
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.36 ac
Current owner
From public records · entity-resolved
Yousef Ardestani
Individual
Mailing address
PO BOX 24247, VENTURA, CA 93002-4247
Ownership since
2003
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 28, 2003
—
Yousef Ardestani
Valdivia,maria
Grant Deed
$785,000 · Los Padres Bank
Apr 16, 2002
$920,000
Yousef Ardestani
S & H New York/lake LLC
Grant Deed
$690,000 · Network Bank USA
Aug 25, 1989
$57,500
Vashi T Shewaramani
Unknown
Grant Deed
—
—
—
S & H New York/lake LLC
—
Deed Of Trust
related
$125,994 · Bernard J Korn Ira
—
—
S & H New York/lake LLC
—
Deed Of Trust
related
$759,036 · M S Partnership
—
—
M S Partnership
—
Deed Of Trust
related
$845,514 · Korn Trust
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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