Entity Owned Property summary
AI-generated overview
This exceptional Altadena property offers 1,600 square feet of retail or restaurant space, situated on an 8,000 square foot lot. The property features two existing buildings (approximately 500 and 1,100 square feet), presenting a unique adaptive reuse opportunity. The expansive lot allows for the potential development of an outdoor patio, enhancing the property's appeal. Built in 1920, this single-story building is located at 2012 Lake Avenue, near the intersection of N Lake Ave, in a charming historic neighborhood, offering excellent visibility and accessibility. The property's location on a major retail thoroughfare provides convenient access to the I-210 freeway, ensuring high traffic volume and exposure. This is an ideal opportunity for a single tenant or a multi-tenant configuration, capitalizing on the property's unique character and prime location in Altadena, Los Angeles County, California (Zip code 91001). The property's APN is 5845-010-023. The entire 1,600 square feet is currently vacant. This presents a blank canvas for a creative and successful business venture.
Property profile
Verified
Property type
Auto shops
Use group
AUTO REPAIR, GARAGE
Year built
1920
Total area
1,442 SF
Lot
0.18 ac (7,890 SF)
Zoning code
LCC2*
APN
5845-010-023
UPID
US09-8954600
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Film Production
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.09M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.23M
Blend (final)
Blend
$1.07M
Owner & transaction history
since 2023
Last sale
$1.0M
7 recorded transactions
Zoning & alternative use
LCC2* · Altadena, CA
Top alternative use upside
Neighborhood: shopping center
$880,000
+31.6%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
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Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 13 comparables with addresses
4 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$1.07M
Value range
$963k – $1.18M
±10% around blend
Estimated value / SF
$742 / SF
Confidence
High
13 county-verified comps
Property data
100
Market benchmarks
33
Comparable evidence
100
$963k
blend $1.07M
$1.18M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
1,442 SF
Lot area
0.18 ac
Year built
1920
Stories
1
APN
5845-010-023
Zoning
LCC2*
Assessed value
$1,044,000
Annual tax
$12,487
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$760k
Weighted, 13 comps · high confidence
Evidence
13 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
1.7 mi away · 1,750 SF
8.2 mi away · 1,500 SF
8.6 mi away · 1,710 SF
12.5 mi away · 1,594 SF
15.7 mi away · 1,508 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$1.07M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
County 1322 sales
$463
+60%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $742/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Neighborhood: Shopping Center
Gross theoretical uplift
+32%
vs current-use indication
Auto Repair, Garage · current use
Medical Building
Office Building
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 13 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.04M
Move the market yield to see immediate price impact.
Value / SF
$724
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$66k
$1.32M
$940k
$731k
$73k
$1.46M
$1.04M
$812k
$80k
$1.61M
$1.15M
$893k
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
13 found
High confidence · county-verified
Closest comparable
$645k
1.3 mi · May 2026 · $430/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$12,487
Tax year 2024
Assessed value
$1,044,000
Assessed 2024
Previous assessed
$1,044,000
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$881,000
Assessed improvement
$163,000
Applied tax rate
7.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Auto shops
Use group
AUTO REPAIR, GARAGE
Status
Off-Market
Year built
1920
Heating
NONE
Stories
1
Total area
1,442 SF
Lot
0.18 ac (7,890 SF)
Zoning code
LCC2*
APN
5845-010-023
UPID
US09-8954600
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCC2* · Altadena, CAZoning LCC2* · permitted uses
LCC2* · Altadena, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1920
Heating
NONE
Stories
1
Lot
0.18 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
LCC2*
Jurisdiction
Altadena, CA
Recorded code
LCC2*
Ownership Intelligence
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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