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Property profile & analytics
OFF-MARKET
Estimated value
$1,600,000
Office buildings
525 Msn St South Pasadena, CA 91030-3035
Entity Owned
~
Est. High Equity
Property ID
US09-8950250
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1950
Construction
TILT-UP CONCRETE
Total area
4,800 SF
Lot
0.12 ac (5,421 SF)
Zoning code
SPC1*
APN
5313-008-027
UPID
US09-8950250
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.72M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.60M
Owner & transaction history
525 Holding Co
525 Holding Co
since 2026
7 recorded transactions
Zoning & alternative use
SPC1* · South Pasadena, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.2M
+3.1%
Medical building
$2.2M
+1.4%
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 South Pasadena submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs South 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%
$1,865,000
6.5%
$1,720,000
7%
$1,600,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,155,000
Current use
AUTO REPAIR, GARAGE
$2,220,000
Change: +3% · Conversion: Difficult
MEDICAL BUILDING
$2,180,000
Change: +1% · Conversion: Easy
RETAIL STORES
$1,840,000
Change: -15% · Conversion: Moderate
Blend value · Realmo final
$1.60M
Range $1.44M – $1.76M · ±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
$333 / 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
$26,743
Tax year 2024
Assessed value
$2,158,608
Assessed 2024
Previous assessed
$2,158,608
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$1,272,542
Assessed improvement
$886,066
Applied tax rate
9.0000
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
1950
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
4,800 SF
Lot
0.12 ac (5,421 SF)
Zoning code
SPC1*
APN
5313-008-027
UPID
US09-8950250
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SPC1* · South Pasadena, CA
Zoning SPC1* · permitted uses
SPC1* · South Pasadena, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
South Pasadena. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$2.2M
AUTO REPAIR, GARAGE
Est. value
$2.2M
MEDICAL BUILDING
Est. value
$2.2M
RETAIL STORES
Est. value
$1.8M
OFFICE BUILDING Current
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
1950
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.12 ac
Current owner
From public records · entity-resolved
525 Holding Co
Entity
Mailing address
PO BOX 689, SOUTH PASADENA, CA 91031-0689
Ownership since
2026
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
Jan 14, 2026
—
525 Holding Co
California Drilling And Blasting Co
Grant Deed
—
Jun 15, 2015
$3,050,000
California Drilling & Blasting
Trafficante Of Tyler Trust
Grant Deed
—
Aug 26, 2004
—
Denise Ranalli
Ranalli,denise
Quit Claim Deed
related
—
Aug 26, 2004
$1,900,000
Trafficante Of Tyler Trust
Ranalli,dominick
Grant Deed
$600,000 · Dominick Ranalli
Jun 21, 2001
$725,000
Dominick Ranalli
Trader Joes Co
Grant Deed
$700,000 · Bankers West Mortgage
Sep 8, 1995
$300,000
Trader Joe Co
Odd Fellows Temple Assoc
Grant Deed
—
—
—
Trafficante Of Tyler Trust
—
Deed Of Trust
related
$835,000 · Quaker City Bank
—
—
Dominick Ranalli
—
Deed Of Trust
related
$362,836 · Professional Business Bank
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
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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