Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$2,035,000
Apartment buildings
326 Pasadena Ave South Pasadena, CA 91030-2933
Individually Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-6392228
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1953
Construction
WOOD
Total area
5,195 SF
Lot
0.2 ac (8,913 SF)
Zoning code
SPR310000*
APN
5313-010-050
UPID
US09-6392228
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.97M
CAP Approach
CAP
$1.29M
Comparable Approach
Comparable
$2.18M
Blend (final)
Blend
$2.04M
Owner & transaction history
Eduardo D Torres · 4 yrs held
Eduardo D Torres
since 2022
Last sale
$2.4M
3 recorded transactions
Zoning & alternative use
SPR310000* · South Pasadena, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.4M
+112.5%
Neighborhood: shopping center
$3.2M
+98.6%
Auto repair, garage
$2.4M
+50.9%
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 South Pasadena submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs South 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
$1,985,000
ML approach
$1,965,000
CAP Approach
CAP Return
Estimation
6%
$1,395,000
6.5%
$1,285,000
7%
$1,195,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,590,000
Current use
RESTAURANT
$3,385,000
Change: +112% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$3,160,000
Change: +99% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,405,000
Change: +51% · Conversion: Difficult
MEDICAL BUILDING
$2,360,000
Change: +48% · Conversion: Moderate
OFFICE BUILDING
$2,330,000
Change: +46% · Conversion: Moderate
RETAIL STORES
$1,990,000
Change: +25% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,605,000
Change: +1% · Conversion: Moderate
Blend value · Realmo final
$2.04M
Range $1.83M – $2.24M · ±10% · vs last sale $2.40M (May 17 2022)
Last sale anchor
$2.40M
May 17 2022
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
$392 / 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
$31,576
Tax year 2024
Assessed value
$2,496,960
Assessed 2024
Previous assessed
$2,496,960
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$998,784
Assessed improvement
$1,498,176
Applied tax rate
9.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1953
Construction
WOOD
Heating
NONE
Cooling
YES
Units
6
Bathrooms
8
Total area
5,195 SF
Lot
0.2 ac (8,913 SF)
Zoning code
SPR310000*
APN
5313-010-050
UPID
US09-6392228
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SPR310000* · South Pasadena, CAZoning SPR310000* · permitted uses
SPR310000* · South Pasadena, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.6M
RESTAURANT
Est. value
$3.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.2M
AUTO REPAIR, GARAGE
Est. value
$2.4M
MEDICAL BUILDING
Est. value
$2.4M
OFFICE BUILDING
Est. value
$2.3M
RETAIL STORES
Est. value
$2.0M
COMMERCIAL (GENERAL)
Est. value
$1.6M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
RETAIL STORES
COMMERCIAL (GENERAL)
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
1953
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
6
Bathrooms
8
Lot
0.2 ac
Current owner
From public records · entity-resolved
Eduardo D Torres
Individual
Free & Clear · 4 yrs held
Mailing address
523 ELLINGBROOK DR, MONTEBELLO, CA 90640-2113
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 17, 2022
$2,400,000
Eduardo D Torres
Kenneth Chen JR
Grant Deed
—
May 28, 2014
—
Alexander J Chen
Chen,sheri
Quit Claim Deed
related
—
May 28, 2014
$540,000
Chao,v C M & A J Family Trust
Chen K & J Family Trust
Grant Deed
—
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 326 Pasadena Ave?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
