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Property profile & analytics
OFF-MARKET
Estimated value
$1,355,000
Investment properties
326 Rosemead Blvd Pasadena, CA 91107-4953
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6287667
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1936
Construction
WOOD
Total area
4,533 SF
Lot
0.12 ac (5,310 SF)
Zoning code
LCC2*
APN
5755-013-004
UPID
US09-6287667
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
-
LA French Gourmandise Bakery Specialty Food Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.43M
CAP Approach
CAP
$1.35M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.36M
Owner & transaction history
Hamaliwo LLC · 6 yrs held
Hamaliwo LLC
since 2020
Last sale
$1.4M
7 recorded transactions
Zoning & alternative use
LCC2* · Pasadena, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
code of ordinances
Top alternative use upside
Medical building
$2.1M
+16.0%
Retail stores
$1.8M
+1.6%
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
$1,350,000
ML approach
$1,430,000
CAP Approach
CAP Return
Estimation
6%
$1,460,000
6.5%
$1,345,000
7%
$1,250,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,775,000
Current use
MEDICAL BUILDING
$2,060,000
Change: +16% · Conversion: Easy
RETAIL STORES
$1,805,000
Change: +2% · Conversion: Easy
Blend value · Realmo final
$1.36M
Range $1.22M – $1.49M · ±10% · vs last sale $1.36M (Jun 12 2020)
Last sale anchor
$1.36M
Jun 12 2020
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
$299 / 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
$17,312
Tax year 2024
Assessed value
$1,458,192
Assessed 2024
Previous assessed
$1,458,192
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$1,072,201
Assessed improvement
$385,991
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1936
Construction
WOOD
Heating
NONE
Stories
1
Total area
4,533 SF
Lot
0.12 ac (5,310 SF)
Zoning code
LCC2*
APN
5755-013-004
UPID
US09-6287667
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCC2* · Pasadena, CAZoning LCC2* · permitted uses
LCC2* · Pasadena, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
code of ordinances
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.8M
MEDICAL BUILDING
Est. value
$2.1M
RETAIL STORES
Est. value
$1.8M
COMMERCIAL (GENERAL) Current
MEDICAL BUILDING
RETAIL STORES
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
1936
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.12 ac
Current owner
From public records · entity-resolved
Hamaliwo LLC
Entity
Mailing address
1740 OAKWOOD AVE, ARCADIA, CA 91006-1721
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
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
Jun 12, 2020
$1,360,000
Hamaliwo LLC
Kenneth S Li
Grant Deed
$700,000 · Cathay Bank
Aug 15, 2012
—
Li Kenneth & B Living Trust
Li,kenneth S & Beatrice O
Quit Claim Deed
related
—
Jul 14, 2004
$661,000
Kenneth S Li
Lam,michael T & Emily U
Grant Deed
$462,000 · East West Bank
Jul 13, 2004
$661,000
Kenneth S Li
Lam,michael T & Emily U
Grant Deed
$462,000 · East West Bank
Mar 26, 1999
$212,000
Michael T Lam
Lin,chuck M & Sylvia C
Grant Deed
$159,000 · Eastern International Bank
Nov 19, 1997
—
Lin,chuck M & Sylvia C
Shen,s T
Trustees Deed
related
—
—
—
Chuck M Lin
—
Deed Of Trust
related
$165,000 · Eastern International Bank
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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