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Property profile & analytics
OFF-MARKET
Estimated value
$8,390,000
Office buildings
620 Lk Ave Pasadena, CA 91101-1220
Individually Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8320401
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1927
Construction
TILT-UP CONCRETE
Total area
21,764 SF
Lot
0.88 ac (38,269 SF)
Zoning code
PSC-
APN
5732-015-031
UPID
US09-8320401
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. Diane A. Cullinane, MD Pediatrician Medical Clinic
-
NATALIE MEADE AGUIRRE Physician
-
MARY ALLISON Physician
-
DAVINA CHAU Physician
-
Julie M. Miller, OT Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.83M
CAP Approach
CAP
$7.65M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$8.39M
Owner & transaction history
Planned Parenthood Pasadena & San G · 2 yrs held
Planned Parenthood Pasadena & San G
since 2023
Last sale
$8.3M
7 recorded transactions
Zoning & alternative use
PSC- · 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
Method
Estimation
Statistic approach
$8,870,000
ML approach
$8,830,000
CAP Approach
CAP Return
Estimation
6%
$8,290,000
6.5%
$7,650,000
7%
$7,105,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$13,385,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$13,245,000
Change: -1% · Conversion: Difficult
AUTO REPAIR, GARAGE
$10,895,000
Change: -19% · Conversion: Difficult
RETAIL STORES
$10,825,000
Change: -19% · Conversion: Moderate
Blend value · Realmo final
$8.39M
Range $7.55M – $9.23M · ±10% · vs last sale $8.30M (Oct 18 2023)
Last sale anchor
$8.30M
Oct 18 2023
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
$385 / 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
$95,297
Tax year 2024
Assessed value
$8,300,000
Assessed 2024
Previous assessed
$8,300,000
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$4,600,000
Assessed improvement
$3,700,000
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1927
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
21,764 SF
Lot
0.88 ac (38,269 SF)
Zoning code
PSC-
APN
5732-015-031
UPID
US09-8320401
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
OFFICE BUILDING Current
Est. value
$13.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$13.2M
AUTO REPAIR, GARAGE
Est. value
$10.9M
RETAIL STORES
Est. value
$10.8M
OFFICE BUILDING Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
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
1927
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.88 ac
Current owner
From public records · entity-resolved
Planned Parenthood Pasadena & San G
Individual
Mailing address
2333 LK AVE2NDFL, ALTADENA, CA 91001-2463
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
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
Oct 18, 2023
$8,300,000
Planned Parenthood Pasadena & San G
M & D Hudson Professional Building
Grant Deed
$6,225,000 · City National Bank
Oct 8, 2003
—
Hudson Professional Bldg
Perry,tr
Grant Deed
related
$2,375,000 · Us Bank NA
Nov 5, 1991
$951,000
Perry Trust
Bill Parry & Son
Grant Deed
related
$830,000 · Seller
—
—
Perry Trust
—
Deed Of Trust
related
$313,100 · Us Small Business Admn
—
—
Perry Trust
—
Deed Of Trust
related
$650,000 · Community Dev Commission La Pa
—
—
M & D Hudson Prof Building LLC
—
Deed Of Trust
related
$3,233,000 · First Foundation Bank
—
—
Bill Parry
—
Deed Of Trust
related
$112,900 · Small Business Associates
—
—
M & D Hudson Prof Bldg LLC
—
Deed Of Trust
related
$2,910,000 · Citizens Busn 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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