New search
Property profile & analytics
OFF-MARKET
Estimated value
$1,230,000
Manufacturing properties
2322 Foothill Blvd Pasadena, CA 91107-3663
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9600693
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1924
Construction
WOOD
Total area
2,360 SF
Lot
0.1 ac (4,190 SF)
Zoning code
PSC-
APN
5746-026-019
UPID
US09-9600693
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
-
Pasadena Gardening and Tree Service Landscaping General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.16M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.25M
Blend (final)
Blend
$1.23M
Owner & transaction history
Hhp Foothill LLC · 4 yrs held
Hhp Foothill LLC
since 2022
Last sale
$1.3M
7 recorded transactions
Zoning & alternative use
PSC- · Pasadena, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.4M
+64.5%
Office building
$1.3M
+51.8%
Auto repair, garage
$1.2M
+35.3%
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
$1,135,000
ML approach
$1,160,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$875,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,435,000
Change: +64% · Conversion: Difficult
OFFICE BUILDING
$1,325,000
Change: +52% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,180,000
Change: +35% · Conversion: Easy
MEDICAL BUILDING
$1,075,000
Change: +23% · Conversion: Difficult
RETAIL STORES
$940,000
Change: +8% · Conversion: Moderate
COMMERCIAL (GENERAL)
$925,000
Change: +6% · Conversion: Difficult
Blend value · Realmo final
$1.23M
Range $1.11M – $1.35M · ±10% · vs last sale $1.30M (May 23 2022)
Last sale anchor
$1.30M
May 23 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
$521 / 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
$861
Tax year 2024
Assessed value
$1,352,520
Assessed 2024
Previous assessed
$1,352,520
+0.0% YoY
Effective rate
0.06%
On assessed value
Assessed land
$624,240
Assessed improvement
$728,280
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1924
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Units
2
Total area
2,360 SF
Lot
0.1 ac (4,190 SF)
Zoning code
PSC-
APN
5746-026-019
UPID
US09-9600693
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
INDUSTRIAL (GENERAL) Current
Est. value
$875,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.4M
OFFICE BUILDING
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$1.2M
MEDICAL BUILDING
Est. value
$1.1M
RETAIL STORES
Est. value
$940,000
COMMERCIAL (GENERAL)
Est. value
$925,000
INDUSTRIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
AUTO REPAIR, GARAGE
MEDICAL BUILDING
RETAIL STORES
COMMERCIAL (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
1924
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Units
2
Lot
0.1 ac
Current owner
From public records · entity-resolved
Hhp Foothill LLC
Entity
Mailing address
608 N FAIR OAKS AVE UNIT #126, PASADENA, CA 91103-4802
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 6, 2024
—
Hhp Foothill LLC
—
Deed
related
$2,329,500 · City Of Pasadena
May 23, 2022
$1,300,000
Hhp Foothill LLC
John P Lampasona
Grant Deed
$2,000,000 · City Of Pasadena
Jan 26, 2017
—
Lampasona,john P Trust 2012
Lampasona,john P
Quit Claim Deed
related
—
Nov 9, 2012
—
John P Lampasona
Lampasona Family Trust
Quit Claim Deed
related
—
Dec 7, 2011
—
Lampasona Family Trust
Lampasona J P 2003 Trust
Quit Claim Deed
related
—
Sep 19, 2003
—
Lampasona,tr
Lampasona,john P
Quit Claim Deed
related
—
Aug 31, 2001
$300,000
John Lampasona
Beier Trust
Grant Deed
$150,000 · Exchange Resources INC
Aug 28, 1998
—
Beier,kurt A & Yvonne J Trustees
Beier,k A
Quit Claim Deed
related
—
Apr 8, 1994
—
Kurt Beier
—
Deed Of Trust
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 2322 Foothill Blvd?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
