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Property profile & analytics
OFF-MARKET
Estimated value
$3,700,000
Investment properties
2310 Pasadena Ave Los Angeles, CA 90031-2261
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7487372
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1985
Construction
WOOD
Total area
20,029 SF
Lot
0.58 ac (25,088 SF)
Zoning code
LAC2
APN
5204-003-014
UPID
US09-7487372
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
-
Luong Hao Water Big Box & Wholesale Store
-
RADIO SUBLIME AMOR Radio Station Telecommunications Service
-
Boda Restaurant Restaurant
-
IGLESIA PENTECOSTAL PENIEL Church
-
La Iglesia de Dios Reformada Church
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.70M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.23M
Blend (final)
Blend
$3.70M
Owner & transaction history
Lincoln Heights Capital LLC · 2 yrs held
Lincoln Heights Capital LLC
since 2024
Last sale
$3.7M
5 recorded transactions
Zoning & alternative use
LAC2 · Los Angeles, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$5.7M
+21.4%
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 Los Angeles submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Los Angeles 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
$3,700,000
ML approach
$3,700,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$4,670,000
Current use
INDUSTRIAL (GENERAL)
$5,670,000
Change: +21% · Conversion: Moderate
Blend value · Realmo final
$3.70M
Range $3.33M – $4.07M · ±10% · vs last sale $3.70M (Apr 30 2024)
Last sale anchor
$3.70M
Apr 30 2024
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
$185 / 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
$42,042
Tax year 2024
Assessed value
$2,380,669
Assessed 2024
Previous assessed
$2,380,669
+0.0% YoY
Effective rate
1.77%
On assessed value
Assessed land
$457,022
Assessed improvement
$1,923,647
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
1985
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
1
Total area
20,029 SF
Lot
0.58 ac (25,088 SF)
Zoning code
LAC2
APN
5204-003-014
UPID
US09-7487372
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LAC2 · Los Angeles, CAZoning LAC2 · permitted uses
LAC2 · Los Angeles, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$4.7M
INDUSTRIAL (GENERAL)
Est. value
$5.7M
COMMERCIAL (GENERAL) Current
INDUSTRIAL (GENERAL)
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
1985
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.58 ac
Current owner
From public records · entity-resolved
Lincoln Heights Capital LLC
Entity
Mailing address
8322 BEVERLY BLVD STE #301, LOS ANGELES, CA 90048-2665
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 30, 2024
$3,700,000
Lincoln Heights Capital LLC
Yat Corporation INC
Grant Deed
$2,590,000 · First Bank
Aug 23, 1994
—
Yat Corporation INC
—
Deed Of Trust
related
—
—
—
Yat Corp INC
—
Deed Of Trust
related
$900,000 · Bank Of Canton
—
—
Yat Corp INC
—
Deed Of Trust
related
$550,000 · Chan Miu Y K Living Trust
—
—
Yat Corp INC
—
Deed Of Trust
related
$330,000 · Chan Miu Y Living 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.
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