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Property profile & analytics
OFF-MARKET
Parking lots & garages
35 Michigan Ave Pasadena, CA 91106
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8269960
Property profile
Verified
Property type
Parking lots & garages
Use group
PARKING LOT
Year built
1950
Construction
WOOD
Total area
12,000 SF
Lot
0.28 ac (11,995 SF)
Zoning code
PSC-
APN
5735-012-015
UPID
US09-8269960
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
-
Mario and Brothers Rose Parade Parking Parking Lot & Garage
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Pi Hs LLC · 1 yrs held
Pi Hs LLC
since 2025
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
—
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
$25,997
Tax year 2024
Assessed value
$2,275,655
Assessed 2024
Previous assessed
$2,275,655
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$2,231,037
Assessed improvement
$44,618
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
Parking lots & garages
Use group
PARKING LOT
Status
Off-Market
Year built
1950
Construction
WOOD
Heating
NONE
Total area
12,000 SF
Lot
0.28 ac (11,995 SF)
Zoning code
PSC-
APN
5735-012-015
UPID
US09-8269960
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
1950
Construction
WOOD
Heating
NONE
Lot
0.28 ac
Current owner
From public records · entity-resolved
Pi Hs LLC
Entity
Mailing address
227 W VLY BLVD STE #308, SAN GABRIEL, CA 91776-3776
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 21, 2025
$100,000
Pi Hs LLC
Kcn Investments LLC
Trust Deed
related
—
Feb 17, 2023
—
Kcn Investmements LLC
—
Deed
related
$15,000,000 · Hankey Capital LLC
May 12, 2022
—
Kcn Investments LLC
—
Deed
related
$8,400,000 · Grand Pacific Financing Corporation
Aug 22, 2018
—
Kcn Investments LLC
—
Grant Deed
related
$7,000,000 · Bank Of Taiwan
May 31, 2018
$11,500,000
Kcn Investments LLC
Fvv LLC
Grant Deed
—
Jun 23, 2015
—
Mariann L Lord
Lord Clifford W JR
Quit Claim Deed
related
—
Jun 23, 2015
$10,200,000
Fw LLC
Leonard Robert III
Grant Deed
—
Mar 21, 2003
—
Leonard,tr
Leonard,robert
Quit Claim Deed
related
—
Dec 17, 1999
$6,500,000
Robert Leonard
Grae Ss Three LLC
Grant Deed
—
Apr 1, 1999
$2,500,000
Grae Ss Three LLC
Tachdjian Trust
Grant Deed
$4,000,000 · Comerica Bank California
Mar 27, 1998
—
Charles M Tachdjian
—
Deed Of Trust
related
—
—
—
Tachdjian Trust
—
Deed Of Trust
related
$614,999 · Chrysler Financial Co 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.
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