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Property profile & analytics
OFF-MARKET
Estimated value
$3,775,000
Office buildings
525 Cordova St Pasadena, CA 91101-2552
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6613393
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1977
Construction
WOOD
Total area
3,993 SF
Lot
0.19 ac (8,249 SF)
Zoning code
PSC-
APN
5734-012-023
UPID
US09-6613393
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
-
Adelpha Psychiatric Group Physician
-
United Agencies, Inc. Insurance Agency
-
Covered California Certified Agent - Monica Lopez Insurance Agency
-
Melissa Garcia, Registered Associate Marriage and Family Therapist, AMFT Psychotherapist
-
Elizabeth Casalegno, MD Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.73M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.80M
Blend (final)
Blend
$3.78M
Owner & transaction history
Apg Pasadena LLC · 3 yrs held
Apg Pasadena LLC
since 2022
Last sale
$3.8M
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
$3,800,000
ML approach
$3,730,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,455,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$2,430,000
Change: -1% · Conversion: Difficult
Blend value · Realmo final
$3.78M
Range $3.40M – $4.15M · ±10% · vs last sale $3.78M (Sep 15 2022)
Last sale anchor
$3.78M
Sep 15 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
$945 / 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
$43,659
Tax year 2024
Assessed value
$3,850,500
Assessed 2024
Previous assessed
$3,850,500
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$1,020,000
Assessed improvement
$2,830,500
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
1977
Construction
WOOD
Heating
NONE
Stories
1
Total area
3,993 SF
Lot
0.19 ac (8,249 SF)
Zoning code
PSC-
APN
5734-012-023
UPID
US09-6613393
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
$2.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.4M
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
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
1977
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.19 ac
Current owner
From public records · entity-resolved
Apg Pasadena LLC
Entity
Mailing address
6345 BALBOA BLVD STE #365, ENCINO, CA 91316-1511
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
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 3, 2022
—
Apg Pasadena LLC
—
Deed
related
$1,553,000 · Cdc Small Business Finance Corp
Sep 15, 2022
$3,775,000
Apg Pasadena LLC
De Capo LLC
Grant Deed
$1,887,500 · Bank Of America NA
May 3, 2022
—
De Capo LLC
—
Deed
related
$1,087,000 · Cdc Small Business Finance Corp
Jul 13, 2021
$2,725,000
De Capo LLC
525 Cordova Associates LLC
Grant Deed
$1,531,000 · Wells Fargo Bank NA
May 21, 2002
—
525 Cordova Assocs
Anthony,c Tr
Grant Deed
related
—
Jan 31, 2002
$700,000
Anthony Trust
Gordon J Mckeon Trustee
Grant Deed
$490,000 · Inland Community Bank
—
—
Mckeon Trust
—
Deed Of Trust
related
$300,000 · Citizens Commercial Tr & Sa
—
—
525 Cordova Associates LLC
—
Deed Of Trust
related
$500,000 · Professional Business Bank
May 6, 1965
—
—
—
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.
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