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Property profile & analytics
OFF-MARKET
Estimated value
$9,650,000
Manufacturing properties
55 Vly St Pasadena, CA 91105-2015
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US09-8277264
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1952
Construction
TILT-UP CONCRETE
Total area
13,932 SF
Lot
0.34 ac (14,991 SF)
Zoning code
PSC-
APN
5713-021-018
UPID
US09-8277264
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
-
Dr. Glenn D. Littenberg, MD Physician
-
Pasadena Endoscopy Center Medical Clinic
-
KALMAN J EDELMAN Physician
-
Ihab Beblawi Physician
-
Dr. Clifton A. Mayberry, MD Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.65M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$9.65M
Owner & transaction history
Valley Street Properties LLC · 1 yrs held
Valley Street Properties LLC
since 2024
Last sale
$9.7M
7 recorded transactions
Zoning & alternative use
PSC- · Pasadena, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$9.7M
+65.7%
Neighborhood: shopping center
$8.5M
+44.1%
Office building
$7.8M
+33.0%
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
$9,650,000
ML approach
$9,650,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$5,885,000
Current use
RESTAURANT
$9,745,000
Change: +66% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$8,480,000
Change: +44% · Conversion: Difficult
OFFICE BUILDING
$7,825,000
Change: +33% · Conversion: Difficult
AUTO REPAIR, GARAGE
$6,975,000
Change: +19% · Conversion: Easy
RETAIL STORES
$6,930,000
Change: +18% · Conversion: Moderate
MEDICAL BUILDING
$6,335,000
Change: +8% · Conversion: Difficult
Blend value · Realmo final
$9.65M
Range $8.69M – $10.62M · ±10% · vs last sale $9.65M (Jul 25 2024)
Last sale anchor
$9.65M
Jul 25 2024
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
$693 / 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
$38,314
Tax year 2024
Assessed value
$2,409,584
Assessed 2024
Previous assessed
$2,409,584
+0.0% YoY
Effective rate
1.59%
On assessed value
Assessed land
$1,390,372
Assessed improvement
$1,019,212
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1952
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
13,932 SF
Lot
0.34 ac (14,991 SF)
Zoning code
PSC-
APN
5713-021-018
UPID
US09-8277264
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
INDUSTRIAL (GENERAL) Current
Est. value
$5.9M
RESTAURANT
Est. value
$9.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$8.5M
OFFICE BUILDING
Est. value
$7.8M
AUTO REPAIR, GARAGE
Est. value
$7.0M
RETAIL STORES
Est. value
$6.9M
MEDICAL BUILDING
Est. value
$6.3M
INDUSTRIAL (GENERAL) Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
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
1952
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.34 ac
Current owner
From public records · entity-resolved
Valley Street Properties LLC
Entity
Mailing address
55 VLY ST, PASADENA, CA 91105-2015
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
20 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 25, 2024
$9,650,000
Valley Street Properties LLC
Westpas LLC
Grant Deed
$4,793,500 · Bank Of America NA
Mar 29, 2024
—
Westpas LLC
—
Deed
related
$115,000 · Gold Sun Trust Deeds
Apr 17, 2023
—
Westpas LLC
—
Deed
related
$250,000 · Del Toro Loan Servichig LLC
Apr 16, 2020
—
Westpas LLC
—
Deed
related
$4,000,000 · Bank Of The West
Jun 7, 2018
—
Westpas LLC
Caiazza,edward A & Lynn E
Quit Claim Deed
—
Nov 16, 2017
—
Ec Central LLC
—
Deed
related
$200,000 · Bank Of The West
Jan 26, 2017
—
Ec Central LLC
—
Deed
related
$3,300,000 · Bank Of The West
May 23, 2016
—
Ec Central LLC
—
Trustees Deed
related
$700,000 · Donald E & Kristin Weber
Jun 10, 2009
—
Ec Central LLC
Caiazza Edward 1985 Trust
Grant Deed
—
Mar 10, 1997
—
Caiazza,adelina Trustee
Caiazza,a
Quit Claim Deed
related
—
—
—
Caizza Trust
—
Deed Of Trust
related
$1,075,000 · Ahn Trust
—
—
Ec Central LLC
—
Loan Modification
related
$500,000 · Community Bk
—
—
Caiazza,tr
—
Deed Of Trust
related
$1,570,000 · Cervenka & Lukes Mortgage
—
—
Ec Central LLC
—
Deed Of Trust
related
$200,000 · Bank Of The West
—
—
Ec Central LLC
—
Deed Of Trust
related
$3,300,000 · Bank Of The West
—
—
Westpas LLC
—
Deed Of Trust
related
$4,000,000 · Bank Of The West
—
—
Caiazza Trust
—
Deed Of Trust
related
$519,765 · Wells Fargo Bank
—
—
Caiazza Trust
—
Deed Of Trust
related
$70,122 · Union Bank Of California
—
—
Caiazza Trust
—
Deed Of Trust
related
$110,000 · Tincher Trust
—
—
Ec Central LLC
—
Loan Modification
related
$2,350,000 · Community Bk
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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