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Property profile & analytics
OFF-MARKET
Estimated value
$3,990,000
Investment properties
40 Wilson Ave Pasadena, CA 91106-2512
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8269957
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1965
Construction
WOOD
Total area
8,302 SF
Lot
0.29 ac (12,778 SF)
Zoning code
PSC*
APN
5735-012-002
UPID
US09-8269957
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
$3.88M
CAP Approach
CAP
$2.47M
Comparable Approach
Comparable
$5.14M
Blend (final)
Blend
$3.99M
Owner & transaction history
40 S Wilson LLC · 4 yrs held
40 S Wilson LLC
since 2022
Last sale
$4.2M
7 recorded transactions
Zoning & alternative use
PSC* · Pasadena, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$5.8M
+78.5%
Neighborhood: shopping center
$5.1M
+55.3%
Office building
$4.7M
+43.3%
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
$3,690,000
ML approach
$3,880,000
CAP Approach
CAP Return
Estimation
6%
$2,675,000
6.5%
$2,470,000
7%
$2,290,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$3,255,000
Current use
RESTAURANT
$5,810,000
Change: +79% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$5,055,000
Change: +55% · Conversion: Difficult
OFFICE BUILDING
$4,660,000
Change: +43% · Conversion: Easy
AUTO REPAIR, GARAGE
$4,155,000
Change: +28% · Conversion: Difficult
RETAIL STORES
$4,130,000
Change: +27% · Conversion: Easy
MEDICAL BUILDING
$3,775,000
Change: +16% · Conversion: Easy
INDUSTRIAL (GENERAL)
$3,505,000
Change: +8% · Conversion: Moderate
Blend value · Realmo final
$3.99M
Range $3.59M – $4.39M · ±10% · vs last sale $4.20M (Mar 17 2022)
Last sale anchor
$4.20M
Mar 17 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
$481 / 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
$50,398
Tax year 2024
Assessed value
$4,371,779
Assessed 2024
Previous assessed
$4,371,779
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$2,234,779
Assessed improvement
$2,137,000
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
1965
Construction
WOOD
Heating
NONE
Cooling
YES
Buildings
2
Stories
1
Total area
8,302 SF
Lot
0.29 ac (12,778 SF)
Zoning code
PSC*
APN
5735-012-002
UPID
US09-8269957
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
COMMERCIAL (GENERAL) Current
Est. value
$3.3M
RESTAURANT
Est. value
$5.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.1M
OFFICE BUILDING
Est. value
$4.7M
AUTO REPAIR, GARAGE
Est. value
$4.2M
RETAIL STORES
Est. value
$4.1M
MEDICAL BUILDING
Est. value
$3.8M
INDUSTRIAL (GENERAL)
Est. value
$3.5M
COMMERCIAL (GENERAL) Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
MEDICAL BUILDING
INDUSTRIAL (GENERAL)
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
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Lot
0.29 ac
Current owner
From public records · entity-resolved
40 S Wilson LLC
Entity
Mailing address
414 GLENEAGLES PL, LA CANADA, CA 91011-2809
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
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 7, 2022
—
40 S Wilson LLC
—
Deed
related
$1,850,000 · Fresno First Bank
Mar 17, 2022
$4,200,000
40 S Wilson LLC
Karyn Jackson
Grant Deed
—
Nov 2, 2016
—
Karyn Jackson
—
Deed
related
$1,550,000 · Jpmorgan Chase Bank NA
Nov 5, 2002
$900,000
Karyn,tr
Sonday,tr
Grant Deed
$605,000 · First Federal Bank Ca
Mar 27, 1992
—
Curtis Elizabeth R Tr
—
Deed Of Trust
related
—
Jul 9, 1990
—
Curtis Elizabeth
Curtis Elizabeth
Quit Claim Deed
related
$40,000 · Individual
—
—
Elizabeth Curtis
—
Deed Of Trust
related
$205,000 · Individual
—
—
Curtis Elizabeth
—
Deed Of Trust
related
$15,000 · Individual
—
—
Elizabeth,r Curtis Trustee
—
Deed Of Trust
related
$50,000 · Individual
—
—
Elizabeth Curtis
—
Deed Of Trust
related
$150,000 · Individual
—
—
Curtis Elizabeth
—
Deed Of Trust
related
$25,000 · West Robert A
—
—
Curtis Trust
—
Deed Of Trust
related
$350,000 · Home Savings Of America
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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