Entity Owned 
For Sale
$3,975,000
90 Monterey Rd, South Pasadena, CA 91030
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Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1924
Total area
4,231 SF
Lot
0.16 ac (6,886 SF)
Zoning code
SPR4YY
APN
5312-002-003
UPID
US09-7548537
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$940k
CAP Approach
CAP
$1.05M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$915k
Owner & transaction history
since 2020
Last sale
$900,000
7 recorded transactions
Zoning & alternative use
SPR4YY · South Pasadena, CA
Top alternative use upside
Commercial (general)
$1.3M
+0.8%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 14 comparables with addresses
3 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$915k
Value range
$824k – $1.01M
±10% around blend
Estimated value / SF
$216 / SF
Confidence
High
14 county-verified comps
Property data
88
Market benchmarks
100
Comparable evidence
100
Income certainty
100
$824k
blend $915k
$1.01M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
4,231 SF
Lot area
0.16 ac
Year built
1924
APN
5312-002-003
Zoning
SPR4YY
Assessed value
$2,038,895
Annual tax
$26,143
3
Income approach: direct capitalization
Partial preview
Income approach indication
$1.05M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$1.14M
@ 6.5% CAP return
$1.05M
@ 7% CAP return
$975k
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$26,143
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$1.50M
Weighted, 14 comps · high confidence
Evidence
14 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
1.4 mi away · 3,511 SF
1.6 mi away · 3,090 SF
1.7 mi away · 3,305 SF
2.5 mi away · 3,183 SF
2.5 mi away · 3,840 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$915k
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 54 sales
$307
-29%
Submarket 54 sales
$307
-29%
County 11934 sales
$264
-18%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $216/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Commercial (general)
Gross theoretical uplift
+1%
vs current-use indication
Apartment House (5+ Units) · current use
Warehouse, Storage
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 14 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
from $99/month
Overview
Selected market yield
7.50%
Selected cap rate for this apartment buildings
Derived from the South Pasadena market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 7.50%
9.0%
NOI (est.)
$134k *
Last sale · Jun 2020
$900k
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$1.79M
Move the market yield to see immediate price impact.
Value / SF
$424
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
7.00%7.50%8.00%
$121k
$1.73M
$1.61M
$1.51M
$134k
$1.92M
$1.79M
$1.68M
$148k
$2.11M
$1.97M
$1.85M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
14 found
High confidence · county-verified
Closest comparable
$1.18M
1.3 mi · Dec 2025 · $262/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$26,143
Tax year 2024
Assessed value
$2,038,895
Assessed 2024
Previous assessed
$2,038,895
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$857,760
Assessed improvement
$1,181,135
Applied tax rate
9.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
For Sale
Year built
1924
Heating
NONE
Cooling
YES
Buildings
2
Units
6
Bathrooms
6
Total area
4,231 SF
Lot
0.16 ac (6,886 SF)
Zoning code
SPR4YY
APN
5312-002-003
UPID
US09-7548537
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
SPR4YY · South Pasadena, CAZoning SPR4YY · permitted uses
SPR4YY · South Pasadena, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1924
Heating
NONE
Cooling
Yes
Buildings
2
Units
6
Bathrooms
6
Lot
0.16 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
SPR4YY
Jurisdiction
South Pasadena, CA
Recorded code
SPR4YY
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for SPR4YY in South Pasadena, CA.
What opens after registration
Zoning profile
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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