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Property profile & analytics
OFF-MARKET
Estimated value
$1,085,000
Investment properties
2155 Villa St Pasadena, CA 91107-2452
Individually Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-6379252
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1948
Construction
WOOD
Total area
2,534 SF
Lot
0.16 ac (6,754 SF)
Zoning code
PSC-
APN
5744-019-002
UPID
US09-6379252
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
-
Lowthorp Bailey & Weinbrecht Dental Office
-
Weinbrecht Alan DDS Dental Office
-
Dr. Frederick O. Lee Physician
-
Warren Lee MD MHS FACP- Villa Medical Group Physician
-
Villa Medical Group - Frederick O Lee, MD FACP & Warren Lee, MD MHS Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.03M
CAP Approach
CAP
$755k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.09M
Owner & transaction history
Frederick O Lee · 3 yrs held
Frederick O Lee
since 2022
Last sale
$1.1M
7 recorded transactions
Zoning & alternative use
PSC- · Pasadena, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.5M
+55.3%
Office building
$1.4M
+43.3%
Auto repair, garage
$1.3M
+27.7%
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
$1,120,000
ML approach
$1,030,000
CAP Approach
CAP Return
Estimation
6%
$815,000
6.5%
$755,000
7%
$700,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$995,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,540,000
Change: +55% · Conversion: Difficult
OFFICE BUILDING
$1,425,000
Change: +43% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,270,000
Change: +28% · Conversion: Difficult
MEDICAL BUILDING
$1,150,000
Change: +16% · Conversion: Easy
RETAIL STORES
$1,010,000
Change: +2% · Conversion: Easy
Blend value · Realmo final
$1.09M
Range $977k – $1.19M · ±10% · vs last sale $1.10M (Dec 22 2022)
Last sale anchor
$1.10M
Dec 22 2022
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
$428 / 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
$14,420
Tax year 2024
Assessed value
$1,203,006
Assessed 2024
Previous assessed
$1,203,006
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$656,186
Assessed improvement
$546,820
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1948
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
1
Total area
2,534 SF
Lot
0.16 ac (6,754 SF)
Zoning code
PSC-
APN
5744-019-002
UPID
US09-6379252
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
COMMERCIAL (GENERAL) Current
Est. value
$995,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.5M
OFFICE BUILDING
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$1.3M
MEDICAL BUILDING
Est. value
$1.2M
RETAIL STORES
Est. value
$1.0M
COMMERCIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
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
1948
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.16 ac
Current owner
From public records · entity-resolved
Frederick O Lee
Individual
Free & Clear · 3 yrs held
Mailing address
230 WHISPERING PNES DR, ARCADIA, CA 91006-2458
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 22, 2022
—
Frederick O Lee
Frederick O Lee
Intrafamily Transfer
related
—
Mar 29, 2019
$1,100,000
Frederick O Lee
Weinbrecht Family Trust
Grant Deed
—
Oct 30, 2006
$750,000
Weinbrecht Family Trust
Rosenast,erica
Grant Deed
—
Dec 9, 2003
$520,000
Erica Rosenast
Rds Investments & Development
Grant Deed
—
May 1, 2003
$475,000
Investments Rds
Derek,martin
Grant Deed
$285,000 · Jackson Federal Bank
May 23, 1997
—
Martin Derek
Derek,m R
Quit Claim Deed
related
—
Apr 2, 1997
$147,147
Rothstein Licker
Benz,james E
Trustees Deed
—
—
—
James E Benz
—
Deed Of Trust
related
$140,000 · Licker Rothstein &
—
—
Martin Derek
—
Deed Of Trust
related
$65,000 · Deborah
—
—
Martin Derek
—
Deed Of Trust
related
$245,000 · First State Bank Southern Ca
—
—
Martin Derek
—
Deed Of Trust
related
$130,000 · Licker Rothstein & Delchop Trt
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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