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Property profile & analytics
OFF-MARKET
Estimated value
$10,930,000
Warehouses
385 Arroyo Pkwy Pasadena, CA 91105
Individually Owned
29-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7842661
Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
1959
Construction
TILT-UP CONCRETE
Total area
106,784 SF
Lot
0.53 ac (23,259 SF)
Zoning code
PSC-
APN
5722-009-025
UPID
US09-7842661
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
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$10.93M
Owner & transaction history
Foundation Health · 29 yrs held
Foundation Health
since 1996
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
$102 / 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
$39,896
Tax year 2024
Assessed value
$2,828,718
Assessed 2024
Previous assessed
$2,828,718
+0.0% YoY
Effective rate
1.41%
On assessed value
Assessed land
$1,095,816
Assessed improvement
$1,732,902
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
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Status
Off-Market
Year built
1959
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Total area
106,784 SF
Lot
0.53 ac (23,259 SF)
Zoning code
PSC-
APN
5722-009-025
UPID
US09-7842661
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
1959
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Lot
0.53 ac
Current owner
From public records · entity-resolved
Foundation Health
Individual
Mailing address
15500 ERWIN ST STE #4000, VAN NUYS, CA 91411-1010
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
1996
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
Apr 1, 2026
—
333 Arroyo Parkway Holdings Ll
—
Deed
related
$7,563,700 · U S Bank N A
Oct 24, 2019
—
Arroyo Pk Way Self Storage LLC
—
Grant Deed
related
$21,500,000 · Miscellaneous Ins Co
Nov 12, 2009
—
Arroyo Parkway Self Storage Ll
—
Deed Of Trust
related
$8,550,000 · Minnesota Life Insurance Co
Dec 24, 1997
—
Parkway Self Storage Arroyo
—
Grant Deed
related
$5,580,000 · City National Bank
Oct 21, 1996
—
Foundation Health
Cornet,stores
Quit Claim Deed
related
—
Oct 11, 1996
—
Stores Cornet
—
Deed Of Trust
related
—
Jan 6, 1995
—
Cornet,joe & Nancy Trustees
Cornet,j Trustee
Quit Claim Deed
related
—
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
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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