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Property profile & analytics
OFF-MARKET
Estimated value
$6,825,000
Retail space
83 Rosemead Blvd Pasadena, CA 91107-3953
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9067654
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1967
Construction
TILT-UP CONCRETE
Total area
17,922 SF
Lot
0.85 ac (37,223 SF)
Zoning code
LCC2*
APN
5755-006-023
UPID
US09-9067654
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
$6.97M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.83M
Owner & transaction history
First Republic Bank · 3 yrs held
First Republic Bank
since 2023
7 recorded transactions
Zoning & alternative use
LCC2* · Pasadena, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$10.9M
+52.9%
Office building
$10.1M
+41.1%
Auto repair, garage
$9.0M
+25.7%
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%
$7,550,000
6.5%
$6,970,000
7%
$6,470,000
Alternative Use
Use
Estimation
RETAIL STORES
$7,135,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$10,905,000
Change: +53% · Conversion: Moderate
OFFICE BUILDING
$10,065,000
Change: +41% · Conversion: Easy
AUTO REPAIR, GARAGE
$8,970,000
Change: +26% · Conversion: Difficult
MEDICAL BUILDING
$8,145,000
Change: +14% · Conversion: Difficult
APARTMENT HOUSE (5+ UNITS)
$7,230,000
Change: +1% · Conversion: Difficult
COMMERCIAL (GENERAL)
$7,025,000
Change: -2% · Conversion: Easy
Blend value · Realmo final
$6.83M
Range $6.14M – $7.51M · ±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
$381 / 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
$104,682
Tax year 2024
Assessed value
$8,670,000
Assessed 2024
Previous assessed
$8,670,000
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$7,650,000
Assessed improvement
$1,020,000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1967
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
17,922 SF
Lot
0.85 ac (37,223 SF)
Zoning code
LCC2*
APN
5755-006-023
UPID
US09-9067654
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
LCC2* · Pasadena, CA
Zoning LCC2* · permitted uses
LCC2* · 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
RETAIL STORES Current
Est. value
$7.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$10.9M
OFFICE BUILDING
Est. value
$10.1M
AUTO REPAIR, GARAGE
Est. value
$9.0M
MEDICAL BUILDING
Est. value
$8.1M
APARTMENT HOUSE (5+ UNITS)
Est. value
$7.2M
COMMERCIAL (GENERAL)
Est. value
$7.0M
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
AUTO REPAIR, GARAGE
MEDICAL BUILDING
APARTMENT HOUSE (5+ UNITS)
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
1967
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.85 ac
Current owner
From public records · entity-resolved
First Republic Bank
Entity
Mailing address
11340 W OLYMPIC BLVD STE #160, LOS ANGELES, CA 90064-1687
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 2, 2023
—
First Republic Bank
85 Rosemead LLC
Assignment Of Lease (leasehold Sale)
$5,525,000 · First Republic Bank
Jul 25, 2022
$8,500,000
85 Rosemead LLC
Blue Lagoon 83 LLC
Grant Deed
—
Jan 30, 2020
$3,800,000
Caryl Lee Dean
Tsco Pasadena LLC
Grant Deed
$480,200 · Seacoast Commerce Bank
Mar 11, 2019
—
Caryl L Dean
Ward Joan M Trust
Quit Claim Deed
related
—
May 1, 2003
—
Tsco Pasadena LLC
Sinay Co LLC
Grant Deed
related
—
Dec 29, 1998
—
Sinay Co LLC
Josam Real Estate Holdings LLC
Grant Deed
related
—
May 11, 1998
—
Josam Real Est Holdings
Josam Inv,
Quit Claim 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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