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Property profile & analytics
OFF-MARKET
Estimated value
$14,090,000
Investment properties
645 Un St Pasadena, CA 91101-7702
Entity Owned
10-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-9612448
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
2022
Construction
WOOD
Total area
53,408 SF
Lot
0.68 ac (29,436 SF)
Zoning code
PSC-
APN
5723-014-069
UPID
US09-9612448
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
by Request
CAP Approach
CAP
$15.88M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$14.09M
Owner & transaction history
635 Union Street Properties LLC · 10 yrs held
635 Union Street Properties LLC
since 2016
6 recorded transactions
Zoning & alternative use
PSC- · Pasadena, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$22.6M
+7.8%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$17,195,000
6.5%
$15,875,000
7%
$14,740,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$20,930,000
Current use
INDUSTRIAL (GENERAL)
$22,555,000
Change: +8% · Conversion: Moderate
Blend value · Realmo final
$14.09M
Range $12.68M – $15.50M · ±10%
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
$264 / 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
$269,132
Tax year 2024
Assessed value
$22,724,458
Assessed 2024
Previous assessed
$22,724,458
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$4,874,458
Assessed improvement
$17,850,000
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
2022
Construction
WOOD
Heating
NONE
Cooling
OTHER
Units
40
Total area
53,408 SF
Lot
0.68 ac (29,436 SF)
Zoning code
PSC-
APN
5723-014-069
UPID
US09-9612448
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
COMMERCIAL (GENERAL) Current
Est. value
$20.9M
INDUSTRIAL (GENERAL)
Est. value
$22.6M
COMMERCIAL (GENERAL) Current
INDUSTRIAL (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
2022
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
40
Lot
0.68 ac
Current owner
From public records · entity-resolved
635 Union Street Properties LLC
Entity
Free & Clear · 10 yrs held
Mailing address
2834 W IMPERIAL HWY, INGLEWOOD, CA 90303-3112
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 6, 2019
—
635 Union Street Prop LLC
—
Deed Of Trust
related
$18,500,000 · First Republic Bk
May 25, 2018
—
635 Union Street Prop LLC
—
Deed
related
$3,600,000 · Bank Leumi USA
Apr 5, 2016
$6,000,000
635 Union Street Properties LLC
Huntington Medical Research Institu
Grant Deed
—
Jan 5, 1994
—
James T Helsper
Helsper,c
Quit Claim Deed
related
—
Jan 5, 1994
$400,000
Huntington Medical Research
Helsper,james T
Trustees Deed
$300,000 · Seller
—
—
635 Union Street Prop LLC
—
Loan Modification
related
$3,600,000 · Bank Leumi USA
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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