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Property profile & analytics
FOR LEASE
Office buildings
80 S Lake Ave Pasadena, CA 91101
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6376942
For Lease
1 / 2
$24,815,000
80 S Lake Ave, Pasadena, CA 91101
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING (MULTI-STORY)
Year built
1967
Construction
CONCRETE
Total area
76,726 SF
Lot
0.59 ac (25,536 SF)
Zoning code
PSC-
APN
5735-034-058
UPID
US09-6376942
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
-
Global Liquidation Company (GLC) Home Decor Store Furniture & Home Goods
-
StudyGate - Online Homework Help | Statistics, Physics, Calculus Training Center
-
antique store Home Decor Store (Bike/Boat/Book/etc) Store
-
Tower Management Co Real Estate Agency
-
Schnackel Engineers, Inc. Engineering Consultant Electrical Engineer
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$26.97M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$24.82M
Owner & transaction history
Acem LLC · 3 yrs held
Acem LLC
since 2022
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$29,215,000
6.5%
$26,970,000
7%
$25,045,000
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$38,405,000
Change: -19% · Conversion: Difficult
RETAIL STORES
$38,165,000
Change: -19% · Conversion: Moderate
Blend value · Realmo final
$24.82M
Range $22.33M – $27.30M · ±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
$323 / 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
$409,177
Tax year 2024
Assessed value
$35,045,140
Assessed 2024
Previous assessed
$35,045,140
+0.0% YoY
Effective rate
1.17%
On assessed value
Assessed land
$5,802,926
Assessed improvement
$29,242,214
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 (MULTI-STORY)
Status
For Lease
Year built
1967
Construction
CONCRETE
Heating
NONE
Total area
76,726 SF
Lot
0.59 ac (25,536 SF)
Zoning code
PSC-
APN
5735-034-058
UPID
US09-6376942
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
AUTO REPAIR, GARAGE
Est. value
$38.4M
RETAIL STORES
Est. value
$38.2M
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
1967
Construction
CONCRETE
Heating
NONE
Lot
0.59 ac
Current owner
From public records · entity-resolved
Acem LLC
Entity
Mailing address
4675 MACARTHUR CT STE #1100, NEWPORT BEACH, CA 92660-1848
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 29, 2022
$7,200,000
Acem LLC
Golden Rowland Investment LLC
Grant Deed
$3,600,000 · East West Bank
Aug 31, 2017
$5,500,000
Golden Rowland Investment LLC
Sherry Irwin
Grant Deed
$3,000,000 · East West Bank
Apr 21, 2017
$30,800,000
Trpf 80 South Lake Avenue LP
80 South Lake LLC
Grant Deed
—
Mar 30, 2017
—
Sherry,irwin H & Dalia D Trust 1
—
Grant Deed
related
$2,350,000 · Logix FCU
Mar 8, 2013
—
80 South Lake LLC
—
Deed Of Trust
related
$10,650,000 · Prudential Insurance Co Americ
Sep 9, 2005
$19,300,000
80 South Lake LLC
Davenport 80 South Lake Ptrs L
Grant Deed
—
Oct 28, 2003
—
80 South Lake Partne Davenport
Labedz,nicholas J Tr
Grant Deed
related
$9,000,000 · General Electric Capital Corp
Sep 6, 1989
—
Edgar Vaughan L
Town
Quit Claim Deed
related
—
—
—
80 South Lake LLC
—
Deed Of Trust
related
$14,475,000 · Connecticut General Life Ins
—
—
80 South Lake LLC
—
Deed Of Trust
related
$68,000,000 · Prudential Insurance Co
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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