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Property profile & analytics
FOR LEASE
Retail space
633 S Arroyo Pkwy Pasadena, CA 91105
Individually Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6825467
No photos on file
For Lease
$2,540,000
633 S Arroyo Pkwy, Pasadena, CA 91105
View Listing →
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1986
Construction
TILT-UP CONCRETE
Total area
10,905 SF
Lot
0.66 ac (28,913 SF)
Zoning code
PSC-
APN
5720-011-010
UPID
US09-6825467
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
-
Gaucho Boxing Gym Training Center Sports School
-
My Vegan Restaurant Restaurant
-
Tropitana Tanning Tanning Salon
-
Arroyo Cleaners (Bike/Boat/Book/etc) Store
-
Domino's Pizza Take-out & Catering
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.54M
Owner & transaction history
Seto Lang Chice · 1 yrs held
Seto Lang Chice
since 2025
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$233 / 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
$43,440
Tax year 2024
Assessed value
$3,439,789
Assessed 2024
Previous assessed
$3,439,789
+0.0% YoY
Effective rate
1.26%
On assessed value
Assessed land
$1,832,139
Assessed improvement
$1,607,650
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
For Lease
Year built
1986
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
10,905 SF
Lot
0.66 ac (28,913 SF)
Zoning code
PSC-
APN
5720-011-010
UPID
US09-6825467
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.
Building & site characteristics
From public records
Year built
1986
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.66 ac
Current owner
From public records · entity-resolved
Seto Lang Chice
Individual
Mailing address
951 CALLE PRIMAVERA, SAN DIMAS, CA 91773-4329
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 28, 2025
—
Seto Lang Chice
Seto Lang Chice
Deed
$1,058,000 · Symetra Life Insurance Co
Dec 14, 2021
—
James Seto Chice
Chin Shing Chice
Affidavit Death Of Trustee/successor Trustee
related
$1,058,000 · Symetra Life Insurance Co
Jul 31, 2007
—
Chice Family Trust
Chice,james S & Chiu S
Quit Claim Deed
related
—
Apr 17, 2007
—
James S Chice
Chice Family Trust
Quit Claim Deed
related
—
Aug 5, 2002
—
Chice,james S & Chiu S Tr
Chice,j S & C S
Quit Claim Deed
related
—
Apr 16, 2002
$2,375,000
James S Chice
Lucky Yeh INC
Grant Deed
$1,575,000 · Eastern International Bank
Sep 13, 1989
—
Emery H Fang
Fang
Quit Claim Deed
related
—
Sep 13, 1989
$1,495,000
Lucky Yeh
Hari
Trustees Deed
related
$494,656 · Hariri Parviz M&
—
—
Chice Family Trust
—
Deed Of Trust
related
$1,400,000 · First Symetra Nat'l Life Ins C
—
—
Lucky Yeh INC
—
Deed Of Trust
related
$1,220,000 · Evertrust Bank
—
—
Lucky Yeh INC
—
Deed Of Trust
related
$450,000 · 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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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