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Property profile & analytics
OFF-MARKET
Estimated value
$1,550,000
Manufacturing properties
44 Bellevue Dr Pasadena, CA 91105-2546
Trust Owned
10-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7839974
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1985
Construction
TILT-UP CONCRETE
Total area
8,910 SF
Lot
0.39 ac (16,930 SF)
Zoning code
PSC-
APN
5713-035-042
UPID
US09-7839974
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
-
MusicMind Studios Recording Studio
-
MusicMind Co. Music Venue Publishing House
-
Egk Systems IT Consulting Firm (Bike/Boat/Book/etc) Store
-
Wren Group Architect
-
Pasadena Gate Service Inc General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.71M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.55M
Owner & transaction history
Friend Family Trust 1996 · 10 yrs held
Friend Family Trust 1996
since 2016
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%
$1,845,000
6.5%
$1,705,000
7%
$1,580,000
Blend value · Realmo final
$1.55M
Range $1.40M – $1.71M · ±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
$174 / 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
$21,186
Tax year 2024
Assessed value
$1,733,674
Assessed 2024
Previous assessed
$1,733,674
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$1,144,229
Assessed improvement
$589,445
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1985
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Stories
1
Units
4
Total area
8,910 SF
Lot
0.39 ac (16,930 SF)
Zoning code
PSC-
APN
5713-035-042
UPID
US09-7839974
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
1985
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
2
Units
4
Lot
0.39 ac
Current owner
From public records · entity-resolved
Friend Family Trust 1996
Trust
Mailing address
111 S DE LACEY AVE UNIT #414, PASADENA, CA 91105-4147
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 4, 2018
—
Friend Family Trust 1996
—
Deed
related
$3,131,905 · Gst Trust (ct)
Feb 3, 2016
—
Friend Family Trust 1996
Friend,wilber JR & Helen
Quit Claim Deed
related
—
Jun 30, 1998
—
Wilber Friend
Friend,w H & M H Trustees
Quit Claim Deed
related
—
Nov 17, 1997
—
Friend,wilber H & Mary H Trustee
Friend,w & H
Quit Claim Deed
related
—
Jul 5, 1991
$540,000
Wilber Friend JR.
44 West Bellevue
Grant Deed
—
—
—
Wilber Friend
—
Deed Of Trust
related
$475,000 · Pacific Crest Bank
—
—
Wilber Friend
—
Deed Of Trust
related
$556,000 · Western Security Bank
—
—
Friend Family Trust 1996
—
Deed Of Trust
related
$3,131,905 · Gst Trust (ct)
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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