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Property profile & analytics
OFF-MARKET
Estimated value
$945,000
Investment properties
952 Lk Ave Pasadena, CA 91104-4517
Individually Owned
9-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8380046
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1910
Construction
WOOD
Total area
3,196 SF
Lot
0.21 ac (9,243 SF)
Zoning code
PSC-
APN
5740-016-005
UPID
US09-8380046
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
by Request
CAP Approach
CAP
$950k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$945k
Owner & transaction history
Hongwei He · 9 yrs held
Hongwei He
since 2017
7 recorded transactions
Zoning & alternative use
PSC- · Pasadena, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.5M
+16.0%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,030,000
6.5%
$950,000
7%
$880,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,255,000
Current use
MEDICAL BUILDING
$1,455,000
Change: +16% · Conversion: Easy
Blend value · Realmo final
$945k
Range $851k – $1.04M · ±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
$296 / 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
$13,852
Tax year 2024
Assessed value
$1,160,580
Assessed 2024
Previous assessed
$1,160,580
+0.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$637,181
Assessed improvement
$523,399
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1910
Construction
WOOD
Heating
CENTRAL
Cooling
YES
Buildings
2
Stories
1
Total area
3,196 SF
Lot
0.21 ac (9,243 SF)
Zoning code
PSC-
APN
5740-016-005
UPID
US09-8380046
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.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.3M
MEDICAL BUILDING
Est. value
$1.5M
COMMERCIAL (GENERAL) Current
MEDICAL BUILDING
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
1910
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
2
Lot
0.21 ac
Current owner
From public records · entity-resolved
Hongwei He
Individual
Mailing address
6233 RENO AVE, TEMPLE CITY, CA 91780-1535
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2017
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
17 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 16, 2022
—
Hongwei He
—
Deed
related
$900,000 · Rjs Financial INC
Mar 13, 2017
—
Hongwei He
He,david F
Quit Claim Deed
related
$540,000 · Other Institutional Lenders
Mar 30, 2015
$630,000
David F|li Shurong He
Wu Jin L
Grant Deed
$409,000 · Geiger Trust (pt)
Mar 30, 2015
—
Shurong Li
Shek Yan C
Quit Claim Deed
related
—
Sep 4, 2009
$658,000
Jin L Wu
Wong,gloria
Grant Deed
$329,000 · Gloria Wong
Sep 4, 2009
—
Jin L Wu
Lai,kebin
Grant Deed
related
—
Jun 18, 2008
—
Gloria Wong
Wong,tan F
Quit Claim Deed
related
—
Jun 18, 2008
$358,000
Gloria Wong
Cuan,mario & Mary
Grant Deed
—
Dec 2, 2003
$500,000
Mario Cuan
Wong,willard
Grant Deed
$345,000 · Gloria Wong
Jan 29, 2003
$380,000
Willard Wong
Bingley,william L
Grant Deed
—
Apr 26, 1995
$24,025
Michael Killian
White,james R & Marsha H
Trustees Deed
—
Dec 20, 1988
$300,000
Jeffrey Bingley
Citrus St Dev Tr
Trustees Deed
$159,000 · Cml Bkrs Life In
Dec 20, 1988
$170,500
Citrus St Dev Tr
Rahm
Trustees Deed
related
—
—
—
William L Bingley
—
Deed Of Trust
related
$155,000 · J & B Management INC
—
—
Alireza Rahmaty
—
Deed Of Trust
related
$130,000 · Instant Finl Ser
—
—
Mario Cuan
—
Deed Of Trust
related
$430,000 · Gloria Wong
—
—
Alireza Rahmaty
—
Deed Of Trust
related
$2,500 · Dawson Terry L&
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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