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Property profile & analytics
OFF-MARKET
Estimated value
$3,470,000
Office buildings
2242 Foothill Blvd Pasadena, CA 91107-3633
Individually Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0242228
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1959
Construction
TILT-UP CONCRETE
Total area
12,510 SF
Lot
0.97 ac (42,068 SF)
Zoning code
PSCG1
APN
5746-025-017
UPID
US10-0242228
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
-
Armenian Relief Society Sosse Social Service Agency Charitable Organization
-
ACF Association / Organization
-
Hovhannes and Hripsime Jivalagian Hall Family Recreation Center Community Center
-
Jivalagian Youth Center Association / Organization
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$4.40M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.47M
Owner & transaction history
Armenian Cultural Foundation · 6 yrs held
Armenian Cultural Foundation
since 2019
6 recorded transactions
Zoning & alternative use
PSCG1 · Pasadena, 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 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
by Request
CAP Approach
CAP Return
Estimation
6%
$4,765,000
6.5%
$4,395,000
7%
$4,085,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$5,685,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$3.47M
Range $3.12M – $3.82M · ±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
$277 / 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
$50,064
Tax year 2024
Assessed value
$4,166,287
Assessed 2024
Previous assessed
$4,166,287
+0.0% YoY
Effective rate
1.20%
On assessed value
Assessed land
$3,408,786
Assessed improvement
$757,501
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1959
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
12,510 SF
Lot
0.97 ac (42,068 SF)
Zoning code
PSCG1
APN
5746-025-017
UPID
US10-0242228
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
PSCG1 · Pasadena, CA
Zoning PSCG1 · permitted uses
PSCG1 · 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
MEDICAL BUILDING
Est. value
$5.7M
MEDICAL BUILDING
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
1959
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.97 ac
Current owner
From public records · entity-resolved
Armenian Cultural Foundation
Individual
Mailing address
104 N BELMONT ST STE #300, GLENDALE, CA 91206-4990
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
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
Jan 18, 2022
—
Armenian Cultural Foundation
—
Deed
related
$3,500,000 · Golden State Bank
Dec 30, 2019
—
Armenian Cultural Foundation
Armenian Cultural Foundation
Quit Claim Deed
related
—
Aug 31, 2016
—
American Cultural Foundation
American Cultural Foundation
Quit Claim Deed
related
—
Aug 26, 2016
—
American Cultural Foundation
—
Deed
related
$2,400,000 · Golden State Bank
Apr 27, 2009
$3,300,000
Armenian Cultural Foundation
Jones Ralph W Trust
Grant Deed
$2,640,000 · Jones Ralph W Trust
Apr 27, 2009
—
Ralph W Jones
Reade,eva C
Quit Claim 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.
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