New search
Property profile & analytics
FOR LEASE
Office buildings
3452 East Foothill Blvd Pasadena, CA 91107
Entity Owned
10-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8462343
For Lease
$38,220,000
3452 East Foothill Blvd, Pasadena, CA 91107
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1965
Total area
125,280 SF
Lot
3.71 ac (161,449 SF)
Zoning code
PSC*
APN
5757-030-041
UPID
US09-8462343
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
-
Valleyfresh Global Big Box & Wholesale Store Food Market
-
gregjonescpa Consultant
-
Rose Robert S DDS Dental Office
-
Gateway Metro Center Business Service Center Corporate Office
-
State Farm: Jonette Phillips Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$44.04M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$38.22M
Owner & transaction history
Cft Nv Devs LLC · 10 yrs held
Cft Nv Devs LLC
since 2015
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
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$47,705,000
6.5%
$44,035,000
7%
$40,890,000
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$62,710,000
Change: -11% · Conversion: Difficult
MEDICAL BUILDING
$56,950,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$38.22M
Range $34.40M – $42.04M · ±10%
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
$305 / 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
$595,176
Tax year 2024
Assessed value
$51,704,102
Assessed 2024
Previous assessed
$51,704,102
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$18,569,374
Assessed improvement
$33,134,728
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 (MULTI-STORY)
Status
For Lease
Year built
1965
Heating
NONE
Total area
125,280 SF
Lot
3.71 ac (161,449 SF)
Zoning code
PSC*
APN
5757-030-041
UPID
US09-8462343
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.
Alternative use value scenarios
Repositioning upside vs current use
AUTO REPAIR, GARAGE
Est. value
$62.7M
MEDICAL BUILDING
Est. value
$57.0M
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1965
Heating
NONE
Lot
3.71 ac
Current owner
From public records · entity-resolved
Cft Nv Devs LLC
Entity
Mailing address
1683 WALNUT GRV AVE, ROSEMEAD, CA 91770-3711
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2015
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
Sep 6, 2022
—
Cft Nv Developments LLC
—
Deed
related
$26,175,000 · Jpmorgan Chase Bank NA
Oct 23, 2017
—
Cft Nv Developments LLC
—
Deed
related
$18,950,000 · City National Bank
Dec 23, 2015
$44,550,000
Cft Nv Devs LLC
Gateway Metro Center LLC
Grant Deed
—
Oct 3, 2006
—
Pacific Starr Pasadena LLC
Gateway Tower LLC
Grant Deed
$20,500,000 · Allstate Life Insurance Co
—
—
Gateway Metro Center LLC
—
Deed Of Trust
related
$350,000 · Flying Tigers LLC
—
—
Gateway Metro Center LLC
—
Deed Of Trust
related
$22,900,000 · Road Bay Investments LLC
—
—
Gateway Metro Center LLC
—
Deed Of Trust
related
$350,000 · Flying Tigers LLC
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?”
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.
