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Property profile & analytics
OFF-MARKET
Estimated value
$4,200,000
Manufacturing properties
943 Raymond Ave Pasadena, CA 91105-3225
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9600676
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1987
Construction
TILT-UP CONCRETE
Total area
7,960 SF
Lot
0.26 ac (11,131 SF)
Zoning code
PSM-
APN
5720-005-008
UPID
US09-9600676
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
$4.20M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.84M
Blend (final)
Blend
$4.20M
Owner & transaction history
Sigo Group Management LLC · 2 yrs held
Sigo Group Management LLC
since 2024
Last sale
$4.2M
5 recorded transactions
Zoning & alternative use
PSM- · Pasadena, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$5.6M
+65.7%
Neighborhood: shopping center
$4.8M
+44.1%
Office building
$4.5M
+33.0%
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
$4,200,000
ML approach
$4,200,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$3,360,000
Current use
RESTAURANT
$5,570,000
Change: +66% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$4,845,000
Change: +44% · Conversion: Difficult
OFFICE BUILDING
$4,470,000
Change: +33% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,985,000
Change: +19% · Conversion: Easy
RETAIL STORES
$3,960,000
Change: +18% · Conversion: Moderate
MEDICAL BUILDING
$3,620,000
Change: +8% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,120,000
Change: -7% · Conversion: Difficult
Blend value · Realmo final
$4.20M
Range $3.78M – $4.62M · ±10% · vs last sale $4.20M (Feb 29 2024)
Last sale anchor
$4.20M
Feb 29 2024
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
$528 / 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
$42,856
Tax year 2024
Assessed value
$3,751,631
Assessed 2024
Previous assessed
$3,751,631
+0.0% YoY
Effective rate
1.14%
On assessed value
Assessed land
$2,894,944
Assessed improvement
$856,687
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
1987
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
7,960 SF
Lot
0.26 ac (11,131 SF)
Zoning code
PSM-
APN
5720-005-008
UPID
US09-9600676
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
INDUSTRIAL (GENERAL) Current
Est. value
$3.4M
RESTAURANT
Est. value
$5.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.8M
OFFICE BUILDING
Est. value
$4.5M
AUTO REPAIR, GARAGE
Est. value
$4.0M
RETAIL STORES
Est. value
$4.0M
MEDICAL BUILDING
Est. value
$3.6M
COMMERCIAL (GENERAL)
Est. value
$3.1M
INDUSTRIAL (GENERAL) Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
MEDICAL BUILDING
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
1987
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.26 ac
Current owner
From public records · entity-resolved
Sigo Group Management LLC
Entity
Mailing address
1141 FREMONT AVE, SOUTH PASADENA, CA 91030-3226
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
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
Feb 29, 2024
$4,200,000
Sigo Group Management LLC
Gfti Real Estate LLC
Grant Deed
$3,570,000 · Bmo Bank NA
Jul 16, 2020
—
Remainder Buchanan C Unitrust Trust
Herlina Buchanan
Quit Claim Deed
related
—
Feb 28, 2020
$3,499,000
Gfti Real Estate LLC
Remainder B C Unitrust
Grant Deed
—
Dec 27, 2019
—
Remainder Buchanan C Unitrust Trust
Robert O Buchanan
Quit Claim Deed
related
—
Jan 10, 2002
$600,000
Robert O Buchanan
Buchanan Trust
Grant Deed
related
$450,000 · Buchanan Trust
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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