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Property profile & analytics
OFF-MARKET
Estimated value
$4,285,000
Apartment buildings
714 Prospect Ave South Pasadena, CA 91030-2469
Individually Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6392217
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1963
Construction
WOOD
Total area
9,704 SF
Lot
0.28 ac (11,994 SF)
Zoning code
SPR210000*
APN
5315-017-007
UPID
US09-6392217
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
$4.21M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.07M
Blend (final)
Blend
$4.29M
Owner & transaction history
Survivor Tr Of Chung Lin Chang & Sh · 1 yrs held
Survivor Tr Of Chung Lin Chang & Sh
since 2025
Last sale
$4.5M
7 recorded transactions
Zoning & alternative use
SPR210000* · South Pasadena, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$6.3M
+112.5%
Neighborhood: shopping center
$5.9M
+98.6%
Auto repair, garage
$4.5M
+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
$4,250,000
ML approach
$4,205,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$2,975,000
Current use
RESTAURANT
$6,320,000
Change: +112% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$5,905,000
Change: +99% · Conversion: Difficult
AUTO REPAIR, GARAGE
$4,490,000
Change: +51% · Conversion: Difficult
MEDICAL BUILDING
$4,410,000
Change: +48% · Conversion: Moderate
OFFICE BUILDING
$4,355,000
Change: +46% · Conversion: Moderate
RETAIL STORES
$3,720,000
Change: +25% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,000,000
Change: +1% · Conversion: Moderate
Blend value · Realmo final
$4.29M
Range $3.86M – $4.71M · ±10% · vs last sale $4.45M (May 15 2023)
Last sale anchor
$4.45M
May 15 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
$442 / 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
$56,252
Tax year 2024
Assessed value
$4,539,000
Assessed 2024
Previous assessed
$4,539,000
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$1,815,600
Assessed improvement
$2,723,400
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
1963
Construction
WOOD
Heating
NONE
Cooling
YES
Units
10
Bathrooms
14
Total area
9,704 SF
Lot
0.28 ac (11,994 SF)
Zoning code
SPR210000*
APN
5315-017-007
UPID
US09-6392217
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SPR210000* · South Pasadena, CA
Zoning SPR210000* · permitted uses
SPR210000* · South Pasadena, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
South Pasadena. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$3.0M
RESTAURANT
Est. value
$6.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.9M
AUTO REPAIR, GARAGE
Est. value
$4.5M
MEDICAL BUILDING
Est. value
$4.4M
OFFICE BUILDING
Est. value
$4.4M
RETAIL STORES
Est. value
$3.7M
COMMERCIAL (GENERAL)
Est. value
$3.0M
APARTMENT HOUSE (5+ UNITS) Current
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
1963
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
10
Bathrooms
14
Lot
0.28 ac
Current owner
From public records · entity-resolved
Survivor Tr Of Chung Lin Chang & Sh
Individual
Mailing address
3838 ELMA RD, PASADENA, CA 91107-3921
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
19 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 10, 2025
—
Survivor Tr Of Chung Lin Chang & Sh
Lin Chang Chung
Deed
related
—
May 15, 2023
$4,450,000
Lin Chang Chung
Pauson Kwan
Grant Deed
—
May 25, 2018
—
Pauson Kwan
—
Deed
related
$250,000 · Jpmorgan Chase Bank NA
Feb 19, 2014
—
Kwan,pauson Trust
Kwan,pauson
Quit Claim Deed
related
—
May 2, 2013
—
Pauson Kwan
Pauson Kwan
Intrafamily Transfer
related
$1,400,000 · Jpmorgan Chase Bank NA
Mar 17, 2010
—
Pauson Kwan
Li,mandy
Grant Deed
related
—
Mar 5, 2010
—
Pauson Kwan
Kwan-li LLC
Quit Claim Deed
—
Jan 19, 2010
—
Pauson Kwan
Li,mandy
Grant Deed
related
—
Nov 2, 2004
—
Kwan-li LLC
Li,man
Quit Claim Deed
related
—
May 17, 2001
—
Man Li
Kwan,p
Quit Claim Deed
related
—
Apr 24, 1996
—
Kwan,pauson Trustee
Kwan,p
Quit Claim Deed
related
—
May 15, 1990
—
Kwan Pauson
Kwan Anne M
Quit Claim Deed
related
$350,000 · Glendale Federal Bank
Mar 21, 1990
—
Grace W Tiessen
Edmon
Quit Claim Deed
related
—
—
—
Kwan-li LLC
—
Deed Of Trust
related
—
—
—
Man Li
—
Deed Of Trust
related
$200,000 · Far East National Bank
—
—
Man Li
—
Deed Of Trust
related
$500,000 · Far East National Bank
—
—
Kwan-li LLC
—
Deed Of Trust
related
$500,000 · Far East National Bank
—
—
Man Li
—
Deed Of Trust
related
$800,000 · Far East National Bank
—
—
Kwan-li LLC
—
Deed Of Trust
related
$1,030,000 · United Commercial Bank
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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