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Property profile & analytics
OFF-MARKET
Estimated value
$4,890,000
Assisted living facilities
842 Villa St Pasadena, CA 91101-1259
Individually Owned
32-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-6922030
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1986
Construction
CONCRETE
Total area
274,432 SF
Lot
4.36 ac (190,099 SF)
Zoning code
PSC*
APN
5731-019-099
UPID
US09-6922030
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
-
Villa Gardens Health Center Geriatric Care Provider Nursing Home
-
Villa Gardens retirement community Retirement Community
-
Shrifter June PHD Health Counselor Family Counselor
-
Villa Gardens Retirement Community
-
BizNet Business Networking Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.89M
Owner & transaction history
Assist California Foundation · 32 yrs held
Assist California Foundation
since 1993
5 recorded transactions
Zoning & alternative use
PSC* · Pasadena, CA
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$18 / 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
$24,291
Tax year 2024
Assessed value
$45,407,417
Assessed 2024
Previous assessed
$45,407,417
+0.0% YoY
Effective rate
0.05%
On assessed value
Assessed land
$6,535,282
Assessed improvement
$38,872,135
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1986
Construction
CONCRETE
Heating
NONE
Buildings
4
Stories
1
Total area
274,432 SF
Lot
4.36 ac (190,099 SF)
Zoning code
PSC*
APN
5731-019-099
UPID
US09-6922030
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
PSC* · Pasadena, CAZoning PSC* · permitted uses
PSC* · Pasadena, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
code of ordinances
Building & site characteristics
From public records
Year built
1986
Construction
CONCRETE
Heating
NONE
Stories
1
Buildings
4
Lot
4.36 ac
Current owner
From public records · entity-resolved
Assist California Foundation
Individual
Free & Clear · 32 yrs held
Mailing address
800 N BRAND BLVD19THFL, GLENDALE, CA 91203-1245
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
1993
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 18, 1999
—
Internext Group
—
Deed Of Trust
related
—
Aug 31, 1998
—
F A C T Retirement Services
—
Deed Of Trust
related
—
Aug 17, 1993
—
Assist California Foundation
California State
Quit Claim Deed
related
—
Aug 12, 1993
$4,000,000
Foundation To Assist Ca Teachr
Teachers Assista
Grant Deed
related
—
—
—
Fact Retirement Services
—
Deed Of Trust
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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