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Property profile & analytics
OFF-MARKET
Estimated value
$1,390,000
Office buildings
526 Msn St South Pasadena, CA 91030-3036
Entity Owned
17-yr Hold
~
Est. High Equity
Property ID
US09-8315868
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1974
Construction
WOOD
Total area
4,096 SF
Lot
0.21 ac (8,940 SF)
Zoning code
SPCL*
APN
5313-004-054
UPID
US09-8315868
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
-
Biosys Laboratories Inc Medical Supply Store
-
Pih Investments Financial Advisor
-
Second Set Yoga - Bikram South Pas Gym & Fitness Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.47M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.39M
Owner & transaction history
Heavenly Treasures 4jw LLC · 17 yrs held
Heavenly Treasures 4jw LLC
since 2008
7 recorded transactions
Zoning & alternative use
SPCL* · South Pasadena, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.9M
+3.1%
Medical building
$1.9M
+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%
$1,590,000
6.5%
$1,470,000
7%
$1,365,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,835,000
Current use
AUTO REPAIR, GARAGE
$1,895,000
Change: +3% · Conversion: Difficult
MEDICAL BUILDING
$1,860,000
Change: +1% · Conversion: Easy
RETAIL STORES
$1,570,000
Change: -15% · Conversion: Moderate
Blend value · Realmo final
$1.39M
Range $1.25M – $1.53M · ±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
$339 / 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
$22,922
Tax year 2024
Assessed value
$1,830,635
Assessed 2024
Previous assessed
$1,830,635
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$1,565,514
Assessed improvement
$265,121
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
1974
Construction
WOOD
Heating
NONE
Stories
1
Total area
4,096 SF
Lot
0.21 ac (8,940 SF)
Zoning code
SPCL*
APN
5313-004-054
UPID
US09-8315868
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SPCL* · South Pasadena, CA
Zoning SPCL* · permitted uses
SPCL* · 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
$1.8M
AUTO REPAIR, GARAGE
Est. value
$1.9M
MEDICAL BUILDING
Est. value
$1.9M
RETAIL STORES
Est. value
$1.6M
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
1974
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.21 ac
Current owner
From public records · entity-resolved
Heavenly Treasures 4jw LLC
Entity
Mailing address
526 MSN ST, SOUTH PASADENA, CA 91030-3036
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2008
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 30, 2008
$1,450,000
Heavenly Treasures 4jw LLC
Herbert M & C Fam Trust
Grant Deed
—
Jun 21, 2002
$580,000
Herbert Trust
Shepard Trust
Grant Deed
$540,000 · Shepard Trust
Oct 31, 2001
—
Shepard,alan Tr
Shepard,a J
Quit Claim Deed
related
—
Mar 30, 2001
$550,000
Alan J Shepard
California Cosmetologist Assn
Grant Deed
—
—
—
California Cosmetologist Assn
—
Deed Of Trust
related
$288,000 · August House Investments INC
—
—
California Cosmetologist Assn
—
Deed Of Trust
related
$137,761 · Individual
—
—
California Cosmetology Assoc
—
Deed Of Trust
related
$13,700 · Individual
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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