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Property profile & analytics
OFF-MARKET
Estimated value
$2,275,000
Investment properties
2515 Washington Blvd Pasadena, CA 91104-2044
Entity Owned
Absentee Owner
Free & Clear
Property ID
US10-0240229
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1944
Construction
WOOD
Total area
16,007 SF
Lot
0.4 ac (17,391 SF)
Zoning code
LCC3*
APN
5853-021-001
UPID
US10-0240229
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
-
Swords Fencing Studio Sports School
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.17M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.46M
Blend (final)
Blend
$2.28M
Owner & transaction history
Ohanian LLC
Ohanian LLC
since 2026
Last sale
$2.4M
7 recorded transactions
Zoning & alternative use
LCC3* · Pasadena, 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 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
$2,185,000
ML approach
$2,170,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$2.28M
Range $2.05M – $2.50M · ±10% · vs last sale $2.38M (Dec 5 2023)
Last sale anchor
$2.38M
Dec 5 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
$142 / 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
$36,022
Tax year 2024
Assessed value
$2,776,493
Assessed 2024
Previous assessed
$2,776,493
+0.0% YoY
Effective rate
1.30%
On assessed value
Assessed land
$1,173,649
Assessed improvement
$1,602,844
Applied tax rate
10.0000
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1944
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
1
Units
12
Bathrooms
12
Total area
16,007 SF
Lot
0.4 ac (17,391 SF)
Zoning code
LCC3*
APN
5853-021-001
UPID
US10-0240229
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCC3* · Pasadena, CA
Zoning LCC3* · permitted uses
LCC3* · 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.
Building & site characteristics
From public records
Year built
1944
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Units
12
Bathrooms
12
Lot
0.4 ac
Current owner
From public records · entity-resolved
Ohanian LLC
Entity
Free & Clear · 0 yrs held
Mailing address
542 SAN GABRIEL CT, SIERRA MADRE, CA 91024-2620
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 17, 2026
—
Ohanian LLC
Armineh Ohanian Trust
Deed
related
—
Dec 5, 2023
—
Ohanian Vigen
Ohanian Vigen
Intrafamily Transfer
related
—
Jan 3, 2007
—
Ohanian Vigen Trust
Ohanian,vigen
Quit Claim Deed
related
—
Jun 20, 2006
$2,376,000
Vigen Ohanian
Marcus Ruth H Trust
Grant Deed
$800,000 · Ids Life Insurance Co
Mar 29, 2006
—
Marcus Ruth H Trust
Howard Ruth Trust
Quit Claim Deed
related
—
Mar 18, 2003
—
Micik,tr
Weissman,seibert
Quit Claim Deed
related
—
Apr 20, 1989
—
Howard Ruth Tr
Howrd
Quit Claim Deed
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.
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