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Property profile & analytics
OFF-MARKET
Estimated value
$1,250,000
Retail space
2533 Fair Oaks Ave Altadena, CA 91001-5034
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8462302
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1957
Construction
TILT-UP CONCRETE
Total area
4,400 SF
Lot
0.23 ac (9,969 SF)
Zoning code
LCC3YY
APN
5835-011-021
UPID
US09-8462302
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 HVAC Solutions HVAC Service General Contractor
-
Masonic Lodge Volunteer Organization Community Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.30M
CAP Approach
CAP
$1.50M
Comparable Approach
Comparable
$1.26M
Blend (final)
Blend
$1.25M
Owner & transaction history
Fair Oaks Holdings LLC · 4 yrs held
Fair Oaks Holdings LLC
since 2021
Last sale
$1.3M
7 recorded transactions
Zoning & alternative use
LCC3YY · Altadena, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.0M
+35.4%
Medical building
$2.0M
+33.1%
Office building
$2.0M
+31.3%
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 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
$1,250,000
ML approach
$1,300,000
CAP Approach
CAP Return
Estimation
6%
$1,620,000
6.5%
$1,500,000
7%
$1,390,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,505,000
Current use
AUTO REPAIR, GARAGE
$2,035,000
Change: +35% · Conversion: Difficult
MEDICAL BUILDING
$2,000,000
Change: +33% · Conversion: Difficult
OFFICE BUILDING
$1,975,000
Change: +31% · Conversion: Easy
COMMERCIAL (GENERAL)
$1,360,000
Change: -10% · Conversion: Easy
WAREHOUSE, STORAGE
$1,295,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$1.25M
Range $1.13M – $1.38M · ±10% · vs last sale $1.25M (Nov 24 2021)
Last sale anchor
$1.25M
Nov 24 2021
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
$284 / 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
$15,768
Tax year 2024
Assessed value
$1,300,500
Assessed 2024
Previous assessed
$1,300,500
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$1,040,400
Assessed improvement
$260,100
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
1957
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Stories
1
Total area
4,400 SF
Lot
0.23 ac (9,969 SF)
Zoning code
LCC3YY
APN
5835-011-021
UPID
US09-8462302
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCC3YY · Altadena, CA
Zoning LCC3YY · permitted uses
LCC3YY · 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
$1.5M
AUTO REPAIR, GARAGE
Est. value
$2.0M
MEDICAL BUILDING
Est. value
$2.0M
OFFICE BUILDING
Est. value
$2.0M
COMMERCIAL (GENERAL)
Est. value
$1.4M
WAREHOUSE, STORAGE
Est. value
$1.3M
RETAIL STORES Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
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
1957
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
2
Lot
0.23 ac
Current owner
From public records · entity-resolved
Fair Oaks Holdings LLC
Entity
Mailing address
10520 KEY W ST, TEMPLE CITY, CA 91780-3462
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 12, 2026
—
Fair Oaks Holdings LLC
—
Deed
related
$528,000 · Hood Canal Partners LLC
Nov 24, 2021
$1,250,000
Fair Oaks Holdings LLC
Hcp South LLC
Grant Deed
$940,000 · American Business Bank
Jun 10, 2021
$1,250,000
Hcp South LLC
Aner De Jesus Iglesias
Grant Deed
—
Jul 7, 2016
—
Aner De Jesus Iglesias
—
Deed
related
$265,000 · Umpqua Bank
Jul 12, 2012
$375,000
Iglesias Aner 1997 Trust
Fiedler Family Trust
Grant Deed
$265,000 · Fiedler Trust
Oct 6, 2010
—
Linda L Fiedler
Fiedler,richard P
Affidavit Of Death
related
—
Nov 10, 1997
—
Fiedler Richard P
Fiedler,r P & L L
Quit Claim Deed
related
—
Oct 28, 1988
$229,000
Richard Fiedler
Dps
Grant Deed
$200,000 · National Bank California
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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