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Property profile & analytics
OFF-MARKET
Estimated value
$9,890,000
Manufacturing properties
89 San Gabriel Blvd Pasadena, CA 91107-3749
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6504300
Property summary
AI-generated overview
This 11,020-square-foot industrial property, located at 89 San Gabriel Boulevard in Pasadena, California (zip code 91107), is ideally suited for light manufacturing or research and development. Built in 1947, the single-story building features a 14'-16' ceiling height with exposed bow truss ceilings. The property boasts three ground-level loading docks—two manual and one automated—providing convenient access for loading and unloading. Power is supplied by a dedicated 3-phase 120/208V 400-amp system. The space includes 100% HVAC (fully insulated), compressed air, and fume hoods for effective ventilation. On-site surface parking is available. The property is situated in the Tri Cities submarket cluster of Greater Los Angeles and is currently entirely vacant. This flex space presents a unique opportunity for businesses seeking a well-equipped and conveniently located facility in Pasadena. The property is classified as a single-tenant industrial building.
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1947
Construction
TILT-UP CONCRETE
Total area
10,200 SF
Lot
0.32 ac (13,777 SF)
Zoning code
PSM*
APN
5748-005-001
UPID
US09-6504300
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
$9.30M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$9.89M
Owner & transaction history
Springtree Skyway LLC · 4 yrs held
Springtree Skyway LLC
since 2021
Last sale
$11.7M
7 recorded transactions
Zoning & alternative use
PSM* · Pasadena, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$7.1M
+89.1%
Neighborhood: shopping center
$6.2M
+64.5%
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
$11,360,000
ML approach
$9,300,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$7,135,000
Change: +89% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$6,210,000
Change: +64% · Conversion: Difficult
Blend value · Realmo final
$9.89M
Range $8.90M – $10.88M · ±10% · vs last sale $11.70M (Nov 2 2021)
Last sale anchor
$11.70M
Nov 2 2021
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
$970 / 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
$46,594
Tax year 2024
Assessed value
$4,057,560
Assessed 2024
Previous assessed
$4,057,560
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$1,560,600
Assessed improvement
$2,496,960
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1947
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
10,200 SF
Lot
0.32 ac (13,777 SF)
Zoning code
PSM*
APN
5748-005-001
UPID
US09-6504300
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
PSM* · Pasadena, CA
Zoning PSM* · permitted uses
PSM* · 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
RESTAURANT
Est. value
$7.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$6.2M
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
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
1947
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.32 ac
Current owner
From public records · entity-resolved
Springtree Skyway LLC
Entity
Mailing address
39 W CAMINO REAL AVE, ARCADIA, CA 91007-8002
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Apr 26, 2022
—
Lmf Commercial LLC
—
Deed
related
$8,100,000 · Wells Fargo Commercial Mortgage Trust 20
Nov 2, 2021
$11,700,000
Springtree Skyway LLC
Rif IV San Gabriel LLC
Grant Deed
$8,100,000 · Lmf Commercial LLC
Mar 22, 2010
—
Rif IV-san Gabriel LLC
—
Deed Of Trust
related
$72,000,000 · Bank Of America
Oct 10, 2008
—
Rif IV-san Gabriel LLC
—
Trustees Deed
related
$4,820,000 · Bank Of America
Jun 12, 2008
$4,593,000
Rif IV-san Gabriel LLC
Tsann Kuen USA INC
Grant Deed
—
Nov 1, 1995
$873,500
Tsann Kuen USA INC
Rogers Trust
Grant Deed
$600,000 · Taiwan Business Bank
—
—
Tsann Kuen USA INC
—
Deed Of Trust
related
$600,000 · Taiwan Business Bank
—
—
Tsann Kuen USA
—
Deed Of Trust
related
$1,000,000 · China Trust Bank Of California
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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