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Property profile & analytics
OFF-MARKET
Estimated value
$1,870,000
Office buildings
44 Mentor Ave Pasadena, CA 91106-2902
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6953013
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1943
Construction
TILT-UP CONCRETE
Total area
4,701 SF
Lot
0.33 ac (14,478 SF)
Zoning code
PSC-
APN
5735-026-001
UPID
US09-6953013
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
-
Pasadena Garage Doo'r Repair Metal Industry Suppliers Service Establishment
-
Adrien's Water Heаter Repair & Replacements Big Box & Wholesale Store (Bike/Boat/Book/etc) Store
-
Pasadena Chamber of Commerce Business Service Center Advocacy Group
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.87M
CAP Approach
CAP
$1.65M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.87M
Owner & transaction history
Tiburon Mentor LLC · 1 yrs held
Tiburon Mentor LLC
since 2024
Last sale
$1.9M
7 recorded transactions
Zoning & alternative use
PSC- · Pasadena, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$2.9M
+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
$1,870,000
ML approach
$1,870,000
CAP Approach
CAP Return
Estimation
6%
$1,790,000
6.5%
$1,650,000
7%
$1,535,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,640,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$2,860,000
Change: +8% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,355,000
Change: -11% · Conversion: Difficult
RETAIL STORES
$2,340,000
Change: -11% · Conversion: Moderate
MEDICAL BUILDING
$2,135,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$1.87M
Range $1.68M – $2.06M · ±10% · vs last sale $1.87M (Oct 25 2024)
Last sale anchor
$1.87M
Oct 25 2024
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
$398 / 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
$17,810
Tax year 2024
Assessed value
$1,455,563
Assessed 2024
Previous assessed
$1,455,563
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$579,328
Assessed improvement
$876,235
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
1943
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
4,701 SF
Lot
0.33 ac (14,478 SF)
Zoning code
PSC-
APN
5735-026-001
UPID
US09-6953013
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
$2.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.9M
AUTO REPAIR, GARAGE
Est. value
$2.4M
RETAIL STORES
Est. value
$2.3M
MEDICAL BUILDING
Est. value
$2.1M
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
RETAIL STORES
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
1943
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.33 ac
Current owner
From public records · entity-resolved
Tiburon Mentor LLC
Entity
Mailing address
1413 W KENNETH RD #278, GLENDALE, CA 91201-1421
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 31, 2024
—
Chamber Of Commerce & Civic Assn Of
—
Deed
related
$495,000 · Pacific Premier Bank NA
Oct 25, 2024
$1,870,000
Tiburon Mentor LLC
Granv Co LLC
Grant Deed
$1,100,000 · Community Commerce Bank
Aug 30, 2017
—
Granv-co LLC
Walls Victoria L Trust
Quit Claim Deed
related
—
Aug 4, 2015
—
Walls,victoria L Family Trust
Walls,victoria L
Quit Claim Deed
related
—
Aug 28, 2001
—
Victoria L Walls
Henn,t A
Quit Claim Deed
related
$402,000 · Marathon National Bank
Aug 28, 2001
$1,005,000
Victoria L Walls
Beverly Fountain
Grant Deed
$502,500 · Marathon National Bank
Sep 8, 1995
—
Beverly Foundation
Fuller Evangelistic Found,
Grant Deed
related
—
Mar 18, 1970
—
—
—
Grant Deed
related
—
—
—
Victoria L Walls
—
Deed Of Trust
related
$415,000 · La Habra Local Development Co
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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