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Property profile & analytics
OFF-MARKET
Estimated value
$3,880,000
Office buildings
36 Kinneloa Ave Pasadena, CA 91107-3853
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8462328
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1985
Construction
WOOD
Total area
8,420 SF
Lot
0.36 ac (15,698 SF)
Zoning code
PSC*
APN
5754-014-029
UPID
US09-8462328
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
-
Jessica Valle Marriage Or Relationship Counselor Counselor
-
Tabitha Winesberry Counselor
-
Evan Farley | Loan Titan Loan Service Bank
-
SAWA Equipment Rentals (Bike/Boat/Book/etc) Store Rental Equipment Company
-
Laura E. Dyson Jr, LVN Registered General Nurse
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.75M
CAP Approach
CAP
$2.96M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.88M
Owner & transaction history
Ranger Property LLC · 3 yrs held
Ranger Property LLC
since 2022
Last sale
$3.9M
5 recorded transactions
Zoning & alternative use
PSC* · Pasadena, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$5.9M
+24.6%
Neighborhood: shopping center
$5.1M
+8.4%
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
$3,940,000
ML approach
$3,745,000
CAP Approach
CAP Return
Estimation
6%
$3,205,000
6.5%
$2,960,000
7%
$2,750,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$4,730,000
Current use
RESTAURANT
$5,890,000
Change: +25% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$5,125,000
Change: +8% · Conversion: Difficult
AUTO REPAIR, GARAGE
$4,215,000
Change: -11% · Conversion: Difficult
MEDICAL BUILDING
$3,830,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$3.88M
Range $3.49M – $4.27M · ±10% · vs last sale $3.92M (Oct 11 2022)
Last sale anchor
$3.92M
Oct 11 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
$461 / 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
$46,581
Tax year 2024
Assessed value
$3,993,300
Assessed 2024
Previous assessed
$3,993,300
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$2,550,000
Assessed improvement
$1,443,300
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
1985
Construction
WOOD
Heating
NONE
Stories
1
Total area
8,420 SF
Lot
0.36 ac (15,698 SF)
Zoning code
PSC*
APN
5754-014-029
UPID
US09-8462328
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
OFFICE BUILDING Current
Est. value
$4.7M
RESTAURANT
Est. value
$5.9M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.1M
AUTO REPAIR, GARAGE
Est. value
$4.2M
MEDICAL BUILDING
Est. value
$3.8M
OFFICE BUILDING Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
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
1985
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.36 ac
Current owner
From public records · entity-resolved
Ranger Property LLC
Entity
Mailing address
3030 E COLORADO BLVD, PASADENA, CA 91107-3840
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
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 11, 2022
$3,915,000
Ranger Property LLC
Victor Treatment Centers INC
Grant Deed
$3,132,000 · Farmers Insurance Group FCU
Dec 29, 1999
—
Rosemary,childrens Servic
Rips,n N & E Trustees
Trustees Deed
related
—
Feb 11, 1992
—
Rips Trust
—
Deed Of Trust
related
—
—
—
Rosemary Childrens Svcs
—
Deed Of Trust
related
$865,000 · Rips Trust
—
—
Rips,trust
—
Deed Of Trust
related
$325,000 · Individual
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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