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Property profile & analytics
OFF-MARKET
Estimated value
$5,620,000
Retail space
88 Fair Oaks Ave Pasadena, CA 91103-3649
Entity Owned
14-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8210227
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1916
Construction
TILT-UP CONCRETE
Total area
24,156 SF
Lot
0.54 ac (23,543 SF)
Zoning code
PSC-
APN
5723-022-018
UPID
US09-8210227
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
-
L.A. Classical Studio, Inc. Tutoring Service
-
Majestical Roof Roofing Company General Contractor
-
Scizzor Group Ltd Hair Salon Nail Salon
-
The Brow Foundry Hair Salon
-
Associate Barbers Barber Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.77M
Blend (final)
Blend
$5.62M
Owner & transaction history
Fair Oaks Old Town LLC · 14 yrs held
Fair Oaks Old Town LLC
since 2012
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%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$5.62M
Range $5.06M – $6.18M · ±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
$233 / 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
$81,671
Tax year 2024
Assessed value
$5,462,944
Assessed 2024
Previous assessed
$5,462,944
+0.0% YoY
Effective rate
1.49%
On assessed value
Assessed land
$2,173,105
Assessed improvement
$3,289,839
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
1916
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
5
Stories
1
Total area
24,156 SF
Lot
0.54 ac (23,543 SF)
Zoning code
PSC-
APN
5723-022-018
UPID
US09-8210227
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.
Building & site characteristics
From public records
Year built
1916
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
5
Lot
0.54 ac
Current owner
From public records · entity-resolved
Fair Oaks Old Town LLC
Entity
Mailing address
8665 WILSHIRE BLVD STE #410, BEVERLY HILLS, CA 90211-2933
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2012
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
Apr 10, 2025
—
Fair Oaks Old Town LLC
—
Deed
related
$6,800,000 · Ctbc Bank Corp USA
Jul 17, 2012
$4,525,045
Fair Oaks Old Town LLC
Wells Fargo Bank NA
Grant Deed
$4,900,000 · Calmwater Capital 3 LLC
Dec 29, 2010
$5,900,000
Fargo Bk NA Wells
First American Title Ins
Trustees Deed
related
—
Dec 19, 2006
—
Shoppes At Fair Oaks LLC
Rme Associates LP
Grant Deed
$5,600,000 · Wells Fargo Bank NA
Jan 2, 2003
—
Kjf/faris LLC
Otp Courtyard LP
Grant Deed
related
—
Jun 1, 2000
—
Otp Courtyard LP
Old Courthouse Properties Inv
Grant Deed
$3,580,000 · Wells Fargo Bank
—
—
35 S Raymond Bldg Investments
—
Deed Of Trust
related
$314,800 · Us Small Business Admn
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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