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Property profile & analytics
OFF-MARKET
Assisted living facilities
539 Mentor Ave Pasadena, CA 91106-5203
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6392013
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1988
Construction
WOOD
Total area
26,368 SF
Lot
0.5 ac (21,977 SF)
Zoning code
PSR3
APN
5732-016-054
UPID
US09-6392013
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
-
Pasadena Village Retirement Community Nursing Home
-
The Villas by Astoria Park Apartment Complex Assisted Living Facility
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
925 East Villa LLC · 4 yrs held
925 East Villa LLC
since 2021
Last sale
$25.0M
7 recorded transactions
Zoning & alternative use
PSR3 · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$50,857
Tax year 2024
Assessed value
$4,190,615
Assessed 2024
Previous assessed
$4,190,615
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$3,239,713
Assessed improvement
$950,902
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1988
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
1
Units
20
Rooms
8
Bathrooms
38
Total area
26,368 SF
Lot
0.5 ac (21,977 SF)
Zoning code
PSR3
APN
5732-016-054
UPID
US09-6392013
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
PSR3 · Pasadena, CA
Zoning PSR3 · permitted uses
PSR3 · 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.
Building & site characteristics
From public records
Year built
1988
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Units
20
Rooms
8
Bathrooms
38
Lot
0.5 ac
Current owner
From public records · entity-resolved
925 East Villa LLC
Entity
Mailing address
100 S CITRUS AVE, LOS ANGELES, CA 90036-3040
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
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
Dec 22, 2021
$25,000,000
925 East Villa LLC
Mentor Associates LLC
Grant Deed
$22,000,000 · Mentor Associates LLC
Aug 7, 2009
—
Mentor Associates LLC
—
Deed Of Trust
related
$1,200,000 · Nagel Family Living Trust
Aug 4, 2009
—
Millennium-pacific Icon Group
Leeco Retirement Group LLC
Grant Deed
—
Aug 4, 2009
$12,300,000
Regency Park Senior Living INC
Millennium-pacific Icon Group
Grant Deed
$9,000,000 · Zvi Ryzman
Mar 8, 2002
—
Leeco Retirement Group LLC
—
Deed Of Trust
related
$9,100,000 · Heller Healthcare Finance INC
May 31, 2000
$9,500,000
Village Care Properties II LLC
La Villa Venture
Grant Deed
related
$9,100,000 · Heller Healthcare Finance INC
—
—
Mentor Associates LLC
—
Deed Of Trust
related
$10,650,000 · Pacific Trust Bank
—
—
Mentor Associates LLC
—
Deed Of Trust
related
$14,000,000 · Israel Discount Bk/ny
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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