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Property profile & analytics
OFF-MARKET
Estimated value
$2,950,000
Grocery and convenience stores
2515 Fair Oaks Ave Altadena, CA 91001-5046
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9031115
Property profile
Verified
Property type
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Year built
1949
Construction
WOOD
Total area
13,200 SF
Lot
0.83 ac (35,962 SF)
Zoning code
LCC3*
APN
5835-011-020
UPID
US09-9031115
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
-
Altadena Detailing Car Wash
-
MoneyGram Bank Credit Union
-
Gwendolyn Consultation, Inc Department Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.95M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.96M
Blend (final)
Blend
$2.95M
Owner & transaction history
The Green Door Properties LLC · 2 yrs held
The Green Door Properties LLC
since 2024
Last sale
$3.0M
7 recorded transactions
Zoning & alternative use
LCC3* · Altadena, 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 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
$2,950,000
ML approach
$2,950,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$4,510,000
Current use
COMMERCIAL (GENERAL)
$4,080,000
Change: -10% · Conversion: Easy
WAREHOUSE, STORAGE
$3,880,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$2.95M
Range $2.66M – $3.25M · ±10% · vs last sale $2.95M (May 17 2024)
Last sale anchor
$2.95M
May 17 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
$223 / 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
$54,066
Tax year 2024
Assessed value
$4,316,681
Assessed 2024
Previous assessed
$4,316,681
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$3,236,976
Assessed improvement
$1,079,705
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
Grocery and convenience stores
Use group
GROCERY, SUPERMARKET
Status
Off-Market
Year built
1949
Construction
WOOD
Heating
NONE
Stories
1
Total area
13,200 SF
Lot
0.83 ac (35,962 SF)
Zoning code
LCC3*
APN
5835-011-020
UPID
US09-9031115
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCC3* · Altadena, CA
Zoning LCC3* · permitted uses
LCC3* · 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
RETAIL STORES Current
Est. value
$4.5M
COMMERCIAL (GENERAL)
Est. value
$4.1M
WAREHOUSE, STORAGE
Est. value
$3.9M
RETAIL STORES Current
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
1949
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.83 ac
Current owner
From public records · entity-resolved
The Green Door Properties LLC
Entity
Mailing address
370 BERKSHIRE AVE, LA CANADA, CA 91011-4045
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
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 24, 2024
—
The Green Door Properties LLC
—
Deed
related
$1,462,000 · First Citizens Bank & Trust Co
May 17, 2024
$2,950,000
The Green Door Properties LLC
Sigrid Roesch
Grant Deed
$1,475,000 · Gold Family Trust
Dec 14, 2021
—
Sigrid Roesch
John Adams Roesch
Affidavit Death Of Trustee/successor Trustee
related
—
Jan 11, 2007
—
John A Roesch
Roesch Properties
Quit Claim Deed
—
Jan 10, 2005
—
Properties Roesch
Roesch,john A
Quit Claim Deed
—
May 31, 1996
—
Roesch,john A Trustee
Roesch,e K
Quit Claim Deed
related
—
May 16, 1989
—
John A Roesch
Roesch John A&el
Quit Claim Deed
related
—
Nov 21, 1988
$234,500
John A Roesch
Mose
Trustees Deed
$251,836 · Moses Raymond&g
Nov 21, 1988
$117,500
John A Roesch
Romar Finl Servs
Trustees Deed
—
—
—
Roesch John A Trust
—
Deed Of Trust
related
$690,000 · Ventura County Business Bank
—
—
Roesch Trust
—
Deed Of Trust
related
$410,000 · South Coast Commercial Bank
—
—
Roesch Trust
—
Deed Of Trust
related
$130,200 · California Thrift & Loan
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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