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Property profile & analytics
OFF-MARKET
Estimated value
$5,110,000
Retail space
2450 Lk Ave Altadena, CA 91001-2442
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8926948
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1956
Construction
WOOD
Total area
7,410 SF
Lot
0.61 ac (26,710 SF)
Zoning code
LCC3P*
APN
5845-003-037
UPID
US09-8926948
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
-
Apex Air Conditioning & Heater Repair Altadena Hardware & Home Improvement HVAC Service
-
West Coast Water Heater Repair Plumbing Service General Contractor
-
One H & A Altadena Medical Clinic
-
Teresa Fuller Real Estate Team Real Estate Agency
-
Heaven's Best Carpet Cleaning Service Upholstery Cleaning Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.08M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.46M
Blend (final)
Blend
$5.11M
Owner & transaction history
Benbaroukh LLC · 2 yrs held
Benbaroukh LLC
since 2023
Last sale
$5.1M
6 recorded transactions
Zoning & alternative use
LCC3P* · Altadena, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.8M
+90.6%
Neighborhood: shopping center
$4.5M
+78.1%
Auto repair, garage
$3.4M
+35.4%
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 Altadena submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Altadena 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
$5,165,000
ML approach
$5,075,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$4,825,000
Change: +91% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$4,510,000
Change: +78% · Conversion: Moderate
AUTO REPAIR, GARAGE
$3,425,000
Change: +35% · Conversion: Difficult
MEDICAL BUILDING
$3,370,000
Change: +33% · Conversion: Difficult
OFFICE BUILDING
$3,325,000
Change: +31% · Conversion: Easy
Blend value · Realmo final
$5.11M
Range $4.60M – $5.62M · ±10% · vs last sale $5.10M (Oct 10 2023)
Last sale anchor
$5.10M
Oct 10 2023
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
$690 / 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
$50,045
Tax year 2024
Assessed value
$4,139,000
Assessed 2024
Previous assessed
$4,139,000
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$3,209,000
Assessed improvement
$930,000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1956
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
1
Total area
7,410 SF
Lot
0.61 ac (26,710 SF)
Zoning code
LCC3P*
APN
5845-003-037
UPID
US09-8926948
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCC3P* · Altadena, CA
Zoning LCC3P* · permitted uses
LCC3P* · Altadena, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Altadena. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$4.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.5M
AUTO REPAIR, GARAGE
Est. value
$3.4M
MEDICAL BUILDING
Est. value
$3.4M
OFFICE BUILDING
Est. value
$3.3M
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE 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
1956
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.61 ac
Current owner
From public records · entity-resolved
Benbaroukh LLC
Entity
Mailing address
319 S ROBERTSON BLVD, BEVERLY HILLS, CA 90211-3602
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
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
Oct 10, 2023
$5,100,000
Benbaroukh LLC
Sej Properties LP
Grant Deed
$1,999,000 · Sej Properties LP
Oct 3, 2018
—
Sej Properties LP
Sej Properties LP
Quit Claim Deed
related
$4,000,000 · Western Alliance Bk
May 17, 2018
$5,000,000
Sej Properties LP
Brenden Holdings II LLC
Grant Deed
—
—
—
Webster Pharmacy
—
Deed Of Trust
related
$600,000 · Wells Fargo Bank
—
—
Webster Pharmacy
—
Deed Of Trust
related
$250,000 · Wells Fargo Bank
—
—
Webster Pharmacy
—
Deed Of Trust
related
$250,000 · Ncb Capital Corp
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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