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Property profile & analytics
OFF-MARKET
Estimated value
$64,465,000
Assisted living facilities
951 Fair Oaks Ave Pasadena, CA 91105-2631
Entity Owned
1-yr Hold
~
Est. High Equity
Property ID
US09-8994718
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
2003
Construction
TILT-UP CONCRETE
Total area
130,553 SF
Lot
1.92 ac (83,849 SF)
Zoning code
PSR*
APN
5719-022-108
UPID
US09-8994718
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
-
MorningStar Senior Living of Pasadena Nursing Home Retirement Community
-
HANNAH M FULLER Physician
-
Any askers Bakery Specialty Food Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$64.47M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$54.26M
Blend (final)
Blend
$64.47M
Owner & transaction history
Pasadena Ca Senior Landco LLC · 1 yrs held
Pasadena Ca Senior Landco LLC
since 2024
Last sale
$64.5M
2 recorded transactions
Zoning & alternative use
PSR* · Pasadena, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$91.3M
+153.4%
Neighborhood: shopping center
$79.5M
+120.4%
Office building
$73.3M
+103.4%
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
$64,465,000
ML approach
$64,465,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$91,335,000
Change: +153% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$79,455,000
Change: +120% · Conversion: Difficult
OFFICE BUILDING
$73,310,000
Change: +103% · Conversion: Difficult
AUTO REPAIR, GARAGE
$65,345,000
Change: +81% · Conversion: Difficult
RETAIL STORES
$64,935,000
Change: +80% · Conversion: Difficult
MEDICAL BUILDING
$59,345,000
Change: +65% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$55,140,000
Change: +53% · Conversion: Difficult
Blend value · Realmo final
$64.47M
Range $58.02M – $70.91M · ±10% · vs last sale $64.47M (Aug 6 2024)
Last sale anchor
$64.47M
Aug 6 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
$494 / 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
$774,223
Tax year 2024
Assessed value
$68,412,894
Assessed 2024
Previous assessed
$68,412,894
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$10,718,200
Assessed improvement
$57,694,694
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
2003
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Units
155
Bathrooms
149
Total area
130,553 SF
Lot
1.92 ac (83,849 SF)
Zoning code
PSR*
APN
5719-022-108
UPID
US09-8994718
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
PSR* · Pasadena, CA
Zoning PSR* · permitted uses
PSR* · 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
$91.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$79.5M
OFFICE BUILDING
Est. value
$73.3M
AUTO REPAIR, GARAGE
Est. value
$65.3M
RETAIL STORES
Est. value
$64.9M
MEDICAL BUILDING
Est. value
$59.3M
INDUSTRIAL (GENERAL)
Est. value
$55.1M
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
AUTO REPAIR, GARAGE
RETAIL STORES
MEDICAL BUILDING
INDUSTRIAL (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
2003
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Units
155
Bathrooms
149
Lot
1.92 ac
Current owner
From public records · entity-resolved
Pasadena Ca Senior Landco LLC
Entity
Mailing address
951 S FAIR OAKS AVE STE #1600, PASADENA, CA 91105-2631
Mailing matches property
Yes
Owner-occupied
Yes
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 6, 2024
—
Pasadena Ca Senior Landco LLC
Pasadena Ca Senior Landco LLC
Intrafamily Transfer
related
—
Jan 13, 2021
$64,467,000
Pasadena Ca Senior Property LLC
Fair Oaks Development LLC
Grant Deed
$46,300,000 · Capital One Bank NA
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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