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Property profile & analytics
OFF-MARKET
Estimated value
$6,925,000
Office buildings
729 Msn St South Pasadena, CA 91030-3069
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9519383
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1925
Construction
TILT-UP CONCRETE
Total area
22,262 SF
Lot
0.81 ac (35,444 SF)
Zoning code
SPMS-SP
APN
5313-007-068
UPID
US09-9519383
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
-
South Pasadena Optometric Group Physician
-
Baranger Studios Accounting Firm Tax Preparation
-
Stanislawski & Company, Inc Accounting Firm Tax Preparation
-
Christina Liu Physician
-
South Pasadena - The Chiropractic Office of Gary R Vitullo Alternative Medicine Practice
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$7.07M
CAP Approach
CAP
$7.99M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.93M
Owner & transaction history
Mission Studios LLC · 4 yrs held
Mission Studios LLC
since 2021
Last sale
$6.8M
4 recorded transactions
Zoning & alternative use
SPMS-SP · South Pasadena, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$10.3M
+3.1%
Medical building
$10.1M
+1.4%
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
$7,025,000
ML approach
$7,065,000
CAP Approach
CAP Return
Estimation
6%
$8,650,000
6.5%
$7,985,000
7%
$7,415,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$9,985,000
Current use
AUTO REPAIR, GARAGE
$10,295,000
Change: +3% · Conversion: Difficult
MEDICAL BUILDING
$10,120,000
Change: +1% · Conversion: Easy
RETAIL STORES
$8,530,000
Change: -15% · Conversion: Moderate
Blend value · Realmo final
$6.93M
Range $6.23M – $7.62M · ±10% · vs last sale $6.80M (Nov 17 2021)
Last sale anchor
$6.80M
Nov 17 2021
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
$311 / 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
$87,342
Tax year 2024
Assessed value
$7,074,720
Assessed 2024
Previous assessed
$7,074,720
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$5,202,000
Assessed improvement
$1,872,720
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
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1925
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Stories
1
Total area
22,262 SF
Lot
0.81 ac (35,444 SF)
Zoning code
SPMS-SP
APN
5313-007-068
UPID
US09-9519383
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SPMS-SP · South Pasadena, CA
Zoning SPMS-SP · permitted uses
SPMS-SP · 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
OFFICE BUILDING Current
Est. value
$10.0M
AUTO REPAIR, GARAGE
Est. value
$10.3M
MEDICAL BUILDING
Est. value
$10.1M
RETAIL STORES
Est. value
$8.5M
OFFICE BUILDING Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1925
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
2
Lot
0.81 ac
Current owner
From public records · entity-resolved
Mission Studios LLC
Entity
Mailing address
156 E TUJUNGA AVE, BURBANK, CA 91502-1929
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 17, 2021
$6,800,000
Mission Studios LLC
Charles G Stanislawski
Grant Deed
$5,100,000 · Pacific Alliance Bank
Sep 20, 2021
—
Gregor B Stanislawski
Randalyn Jean Stanislawski
Intrafamily Transfer
related
$2,700,000 · Athas Capital Group INC
Jun 5, 2008
—
Stanislawski E D Fam Trust
Stanislawski Ents No 1
Quit Claim Deed
—
—
—
Stanislawski Enterprises #1
—
Deed Of Trust
related
$1,000,000 · Wells Fargo 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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