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Property profile & analytics
OFF-MARKET
Estimated value
$3,010,000
Apartment buildings
617 Mound Ave South Pasadena, CA 91030-2623
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6434525
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1957
Construction
WOOD
Total area
5,882 SF
Lot
0.25 ac (10,790 SF)
Zoning code
SPR310000*
APN
5315-001-045
UPID
US09-6434525
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
$2.82M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.47M
Blend (final)
Blend
$3.01M
Owner & transaction history
617 Mound Avenue LLC · 4 yrs held
617 Mound Avenue LLC
since 2022
Last sale
$3.5M
7 recorded transactions
Zoning & alternative use
SPR310000* · South Pasadena, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.8M
+112.5%
Neighborhood: shopping center
$3.6M
+98.6%
Auto repair, garage
$2.7M
+50.9%
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
$2,855,000
ML approach
$2,815,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$3,830,000
Change: +112% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$3,580,000
Change: +99% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,720,000
Change: +51% · Conversion: Difficult
MEDICAL BUILDING
$2,675,000
Change: +48% · Conversion: Moderate
OFFICE BUILDING
$2,640,000
Change: +46% · Conversion: Moderate
RETAIL STORES
$2,255,000
Change: +25% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,815,000
Change: +1% · Conversion: Moderate
Blend value · Realmo final
$3.01M
Range $2.71M – $3.31M · ±10% · vs last sale $3.45M (Feb 7 2022)
Last sale anchor
$3.45M
Feb 7 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
$512 / 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
$44,679
Tax year 2024
Assessed value
$3,590,880
Assessed 2024
Previous assessed
$3,590,880
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$1,435,752
Assessed improvement
$2,155,128
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1957
Construction
WOOD
Heating
NONE
Cooling
YES
Units
8
Bathrooms
8
Total area
5,882 SF
Lot
0.25 ac (10,790 SF)
Zoning code
SPR310000*
APN
5315-001-045
UPID
US09-6434525
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SPR310000* · South Pasadena, CAZoning SPR310000* · permitted uses
SPR310000* · South Pasadena, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$3.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.6M
AUTO REPAIR, GARAGE
Est. value
$2.7M
MEDICAL BUILDING
Est. value
$2.7M
OFFICE BUILDING
Est. value
$2.6M
RETAIL STORES
Est. value
$2.3M
COMMERCIAL (GENERAL)
Est. value
$1.8M
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
MEDICAL BUILDING
OFFICE BUILDING
RETAIL STORES
COMMERCIAL (GENERAL)
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
1957
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
8
Bathrooms
8
Lot
0.25 ac
Current owner
From public records · entity-resolved
617 Mound Avenue LLC
Entity
Mailing address
5100 TRIGGS ST, COMMERCE, CA 90022-4834
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 7, 2022
$3,450,000
617 Mound Avenue LLC
Eric N Winter
Grant Deed
$1,500,000 · East West Bank
Jan 7, 2022
—
Eric N Winter
Eric Winter
Intrafamily Transfer
related
—
Jan 30, 2018
—
Eric Winter
—
Deed
related
$250,000 · Jpmorgan Chase Bank NA
Jun 16, 2006
—
Eric Winter
Wendy Y Watanabe
Intrafamily Transfer
related
$800,000 · First Federal Bank Of California
Aug 11, 2004
$143,000
Eric Winter
Lewis,timothy G & Rebecca W
Grant Deed
related
—
Jun 14, 1996
$480,000
Lewis,timothy G & Rebecca W
Kwan,patty L
Trustees Deed
—
Jun 14, 1996
$73,000
Lewis,timothy G & Rebecca W
Lewis,timothy G & Rebecca W
Trustees Deed
related
$339,500 · World Savings Bank
—
—
Patty L Kwan
—
Deed Of Trust
related
$15,000 · 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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