New search
Property profile & analytics
OFF-MARKET
Estimated value
$925,000
Investment properties
446 Craig Ave Pasadena, CA 91107-2460
Entity Owned
3-yr Hold
Free & Clear
Property ID
US09-9144024
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1962
Construction
WOOD
Total area
1,683 SF
Lot
0.17 ac (7,517 SF)
Zoning code
PSC-
APN
5744-022-009
UPID
US09-9144024
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
-
William Jacobson D.C. Alternative Medicine Practice
-
Tai Wellness Medical Clinic Alternative Medicine Practice
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$780k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.04M
Blend (final)
Blend
$925k
Owner & transaction history
Hsiu Investment Company LLC · 3 yrs held
Hsiu Investment Company LLC
since 2022
Last sale
$970,009
4 recorded transactions
Zoning & alternative use
PSC- · Pasadena, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.0M
+55.3%
Office building
$945,000
+43.3%
Auto repair, garage
$840,000
+27.7%
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
$850,000
ML approach
$780,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$660,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,025,000
Change: +55% · Conversion: Difficult
OFFICE BUILDING
$945,000
Change: +43% · Conversion: Easy
AUTO REPAIR, GARAGE
$840,000
Change: +28% · Conversion: Difficult
MEDICAL BUILDING
$765,000
Change: +16% · Conversion: Easy
RETAIL STORES
$670,000
Change: +2% · Conversion: Easy
Blend value · Realmo final
$925k
Range $833k – $1.02M · ±10% · vs last sale $970k (Dec 29 2022)
Last sale anchor
$970k
Dec 29 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
$550 / 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
$11,956
Tax year 2024
Assessed value
$989,400
Assessed 2024
Previous assessed
$989,400
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$867,000
Assessed improvement
$122,400
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
1962
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Buildings
2
Stories
1
Units
1
Bathrooms
1
Total area
1,683 SF
Lot
0.17 ac (7,517 SF)
Zoning code
PSC-
APN
5744-022-009
UPID
US09-9144024
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
$660,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.0M
OFFICE BUILDING
Est. value
$945,000
AUTO REPAIR, GARAGE
Est. value
$840,000
MEDICAL BUILDING
Est. value
$765,000
RETAIL STORES
Est. value
$670,000
COMMERCIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
AUTO REPAIR, GARAGE
MEDICAL BUILDING
RETAIL STORES
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
1962
Construction
WOOD
Heating
FLOOR/WALL FURNACE
Stories
1
Buildings
2
Units
1
Bathrooms
1
Lot
0.17 ac
Current owner
From public records · entity-resolved
Hsiu Investment Company LLC
Entity
Free & Clear · 3 yrs held
Mailing address
446 N CRAIG AVE, PASADENA, CA 91107-2460
Mailing matches property
Yes
Owner-occupied
Yes
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 29, 2022
$970,000
Hsiu Investment Company LLC
William Warner Jacobson II
Grant Deed
—
Sep 8, 1999
—
Jacobson,barbara J Tr
—
Deed Of Trust
related
—
Aug 8, 1995
—
William W Jacobson
Jacobson,w W & B J
Quit Claim Deed
related
—
May 21, 1964
$23,000
—
—
Grant 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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 446 Craig Ave?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
