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    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    23 Mentor Ave Pasadena, CA 91106-1709

    • Investment properties
    • 5,760 SF
    • 0.12 lot acres
    OFF-MARKET
    Last Sale
    Feb 06, 2025
    $2,920,000
    Value Estimations
    $2,845,000
    Show details
    Cap Rate Potential
    4.2%
    Investment properties
    Location Intelligence
    Property ID
    US10-0318610
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Connie Tao Designs / Bridal Shop / Clothing Alteration Service

    Property Details for 23 Mentor Ave

    Year built
    1925
    Construction
    TILT-UP CONCRETE
    Lot size
    0.12 lot acres
    Property size
    5,760 SF
    Zone code
    PSC-
    Property type
    Investment properties
    Property subtype
    Retail residential properties
    APN
    5738-008-056
    APU
    5738008056

    Description

    This exceptional mixed-use property, located at 23-27 N Mentor Avenue in Pasadena, California's Playhouse Village, presents a unique owner-user opportunity. The 5,760 square foot building, constructed in 1925, boasts a charming two-story design and sits on a 5,373 square foot lot. Currently configured as three suites, the ground floor features retail spaces occupied by a bridal shop (month-to-month lease) and a photography studio (lease expiring 11/30/2024). The second floor offers a vacant suite with an open floor plan, private offices, and a conference room, ideal for various uses. The property includes fourteen tandem parking spaces in the rear and is individually metered for electricity. Its prime location in Playhouse Village offers easy access to I-210 and the Metro A Line Lake Avenue station (seven-minute walk). Nearby amenities include the Pasadena Playhouse, numerous shops, restaurants, and the Ice House comedy club. This Class C building, zoned CD5, represents a rare chance to own a piece of Pasadena's rich history while capitalizing on the vibrant energy of Playhouse Village. The asking price is $3,300,000, with a price per square foot of $572.92. The property's multi-tenant configuration allows for income generation from existing retail spaces, while the vacant upper floor provides flexibility for an owner-occupier. This is an ideal investment for those seeking a blend of historical charm and modern convenience in a thriving Pasadena location.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

      Method
      Estimation
      Statistic approach
      $2,675,000
      ML approach
      $2,865,000

    • CAP approach

      CAP Return
      Estimation
      6%
      $1,855,000
      6.5%
      $1,710,000
      7%
      $1,590,000

    • Alternative Use

      Use
      Estimation
      COMMERCIAL (GENERAL)
      $2,255,000
      Current use
      RESTAURANT
      $4,030,000
      Change: +79% Conversion: Difficult
      NEIGHBORHOOD: SHOPPING CENTER
      $3,505,000
      Change: +55% Conversion: Difficult
      OFFICE BUILDING
      $3,235,000
      Change: +43% Conversion: Easy
      AUTO REPAIR, GARAGE
      $2,885,000
      Change: +28% Conversion: Difficult
      RETAIL STORES
      $2,865,000
      Change: +27% Conversion: Easy
      MEDICAL BUILDING
      $2,620,000
      Change: +16% Conversion: Easy
      INDUSTRIAL (GENERAL)
      $2,435,000
      Change: +8% Conversion: Moderate

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Pasadena
    County
    Los Angeles
    State
    California
    Longitude
    -118.131
    Latitude
    34.1465
    CBSA code
    31080
    CBSA name
    LOS ANGELES-LONG BEACH-ANAHEIM, CA METROPOLITAN STATISTICAL AREA

    Property Tax & Assessments

    Tax date
    Tax Amount
    Assessed Land Value
    Assessed Improvement Value
    Total Assessed Value
    Applied Tax Rate
    Land Market Value
    Improvement Market Value
    Total Market Value
    2024
    $12,645
    $357,665
    $512,553
    $870,218
    -
    $0.00
    $0.00
    $0.00

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      24,580 SF

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    23 Mentor Ave
    Pasadena, CA 91106-1709
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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