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Property profile & analytics
OFF-MARKET
Estimated value
$1,110,000
Office buildings
285 Hl Ave Pasadena, CA 91106-1581
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6945492
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1981
Construction
TILT-UP CONCRETE
Total area
5,281 SF
Lot
0.17 ac (7,327 SF)
Zoning code
PSC-
APN
5738-016-052
UPID
US09-6945492
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
-
Artisan Insurance Solutions Insurance Agency
-
Firefighter Insurance Services - Home, Auto, Business, Life Insurance Financial Advisor Insurance Agency
-
Pasadena Fire Fighters 809 Advocacy Group
-
G 3 Insurance Services Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.11M
Owner & transaction history
285 Hill Ave LLC · 1 yrs held
285 Hill Ave LLC
since 2024
7 recorded transactions
Zoning & alternative use
PSC- · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$210 / 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
$9,758
Tax year 2024
Assessed value
$730,045
Assessed 2024
Previous assessed
$730,045
+0.0% YoY
Effective rate
1.34%
On assessed value
Assessed land
$307,387
Assessed improvement
$422,658
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1981
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Total area
5,281 SF
Lot
0.17 ac (7,327 SF)
Zoning code
PSC-
APN
5738-016-052
UPID
US09-6945492
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.
Building & site characteristics
From public records
Year built
1981
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Lot
0.17 ac
Current owner
From public records · entity-resolved
285 Hill Ave LLC
Entity
Mailing address
5 HALL DR, ORINDA, CA 94563-3612
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 22, 2024
—
285 Hill Ave LLC
John R Posthuma
Grant Deed
—
Jun 13, 2023
—
Joseph Scott Decker
Joseph Scott Decker
Intrafamily Transfer
related
—
Apr 30, 1999
$475,000
Posthuma Trust
Larr & Poteet
Grant Deed
$356,250 · Posthuma Trust
May 1, 1990
$580,000
Larr
Krasik Bernard
Grant Deed
$100,000 · Seller
—
—
Posthuma John R Trust
—
Deed Of Trust
related
$635,000 · Posthuma Y M & Helen Trust
—
—
Larr
—
Deed Of Trust
related
$360,000 · Security Pacific National Bank
—
—
Larr
—
Deed Of Trust
related
$356,048 · Bank Of America
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
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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