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Property profile & analytics
OFF-MARKET
Estimated value
$9,035,000
Office buildings
50 Hl Ave Pasadena, CA 91106-1949
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-6948267
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1984
Construction
WOOD
Total area
20,190 SF
Lot
0.64 ac (27,761 SF)
Zoning code
PSC-
APN
5737-001-028
UPID
US09-6948267
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
-
Karen Chiu at CrossCountry Mortgage | NMLS #611778 Loan Service Bank
-
New American Funding - Brodie Sadahiro Loan Service Bank
-
Easterseals Social Service Agency
-
Melanie Castillo Counselor
-
Omar Mendez Counselor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.06M
CAP Approach
CAP
$7.10M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$9.04M
Owner & transaction history
50 N Hill LLC · 4 yrs held
50 N Hill LLC
since 2022
Last sale
$9.0M
2 recorded transactions
Zoning & alternative use
PSC- · Pasadena, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$14.1M
+24.6%
Neighborhood: shopping center
$12.3M
+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
$9,065,000
ML approach
$9,060,000
CAP Approach
CAP Return
Estimation
6%
$7,690,000
6.5%
$7,095,000
7%
$6,590,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$11,340,000
Current use
RESTAURANT
$14,125,000
Change: +25% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$12,290,000
Change: +8% · Conversion: Difficult
AUTO REPAIR, GARAGE
$10,105,000
Change: -11% · Conversion: Difficult
RETAIL STORES
$10,040,000
Change: -11% · Conversion: Moderate
MEDICAL BUILDING
$9,180,000
Change: -19% · Conversion: Easy
Blend value · Realmo final
$9.04M
Range $8.13M – $9.94M · ±10% · vs last sale $9.01M (Jun 8 2022)
Last sale anchor
$9.01M
Jun 8 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
$447 / 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
$107,752
Tax year 2024
Assessed value
$9,363,600
Assessed 2024
Previous assessed
$9,363,600
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$4,265,640
Assessed improvement
$5,097,960
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
1984
Construction
WOOD
Heating
NONE
Stories
1
Total area
20,190 SF
Lot
0.64 ac (27,761 SF)
Zoning code
PSC-
APN
5737-001-028
UPID
US09-6948267
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
$11.3M
RESTAURANT
Est. value
$14.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$12.3M
AUTO REPAIR, GARAGE
Est. value
$10.1M
RETAIL STORES
Est. value
$10.0M
MEDICAL BUILDING
Est. value
$9.2M
OFFICE BUILDING Current
RESTAURANT
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
1984
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.64 ac
Current owner
From public records · entity-resolved
50 N Hill LLC
Entity
Mailing address
50 N HL AVE #301, PASADENA, CA 91106-1949
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 8, 2022
$9,010,000
50 N Hill LLC
The H N And Frances C Berger Founda
Grant Deed
$4,500,000 · East West Bank
Mar 2, 1992
$2,542,028
First Ba Pacific
Warren,arthur A
Trustees 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.
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