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Property profile & analytics
OFF-MARKET
Estimated value
$1,090,000
Apartment buildings
809 Brent Ave 1 South Pasadena, CA 91030-2723
Individually Owned
1-yr Hold
Free & Clear
Property ID
US09-8303729
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1970
Construction
WOOD
Total area
4,784 SF
Lot
0.18 ac (7,674 SF)
Zoning code
SPPYYY
APN
5318-014-012
UPID
US09-8303729
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
$1.09M
CAP Approach
CAP
$1.19M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.09M
Owner & transaction history
Amy Xiao Jein Lu · 1 yrs held
Amy Xiao Jein Lu
since 2024
Last sale
$1.1M
6 recorded transactions
Zoning & alternative use
SPPYYY · South Pasadena, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.5M
+0.8%
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 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
$1,090,000
ML approach
$1,090,000
CAP Approach
CAP Return
Estimation
6%
$1,285,000
6.5%
$1,185,000
7%
$1,100,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,465,000
Current use
COMMERCIAL (GENERAL)
$1,480,000
Change: +1% · Conversion: Moderate
WAREHOUSE, STORAGE
$1,405,000
Change: -4% · Conversion: Difficult
Blend value · Realmo final
$1.09M
Range $981k – $1.20M · ±10% · vs last sale $1.09M (Oct 1 2024)
Last sale anchor
$1.09M
Oct 1 2024
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
$228 / 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
$19,304
Tax year 2024
Assessed value
$1,457,676
Assessed 2024
Previous assessed
$1,457,676
+0.0% YoY
Effective rate
1.32%
On assessed value
Assessed land
$937,845
Assessed improvement
$519,831
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
1970
Construction
WOOD
Heating
NONE
Cooling
CENTRAL
Units
5
Bathrooms
8
Total area
4,784 SF
Lot
0.18 ac (7,674 SF)
Zoning code
SPPYYY
APN
5318-014-012
UPID
US09-8303729
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SPPYYY · South Pasadena, CA
Zoning SPPYYY · permitted uses
SPPYYY · 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
$1.5M
COMMERCIAL (GENERAL)
Est. value
$1.5M
WAREHOUSE, STORAGE
Est. value
$1.4M
APARTMENT HOUSE (5+ UNITS) Current
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
1970
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
5
Bathrooms
8
Lot
0.18 ac
Current owner
From public records · entity-resolved
Amy Xiao Jein Lu
Individual
Free & Clear · 1 yrs held
Mailing address
809 BRENT AVE APT #1, SOUTH PASADENA, CA 91030-2723
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2024
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
Oct 1, 2024
—
Amy Xiao Jein Lu
Amy Xiao Jein Lu
Intrafamily Transfer
related
—
Oct 21, 2010
—
Amy X Lu
Liu,james J
Quit Claim Deed
related
—
Dec 29, 2005
$1,088,000
James J Liu
Peregoy Charles F Trust
Grant Deed
$508,000 · United Commercial Bank
Jan 25, 2002
—
Peregoy,charles F Tr
Peregoy,c F
Quit Claim Deed
related
—
Apr 14, 1971
$8,500
Charles F Peregoy
—
Grant Deed
related
—
Oct 27, 1970
—
—
—
Grant Deed
related
—
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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