50-unit Value-add near Rose Bowl 820 N Raymond Ave 50 Unit Apartment Building $14,500,000 ($290,000/Unit) 5.29% Cap Rate Pasadena, CA 91103

Growth Investment Group California is proud to present THE RAYMOND VILLA, a 50-unit value-add garden style apartment investment opportunity located in the highly desirable City of Pasadena, CA. This offering provides an extremely rare opportunity for investors to acquire a value-add building this size in a good location that is close to almost all amenities City of Pasadena has to offer. The property is within walking distance (±1mile) to Rose Bowl Area and Old Town Pasadena, and situated on a quiet tree-lined street on Raymond Ave and Painter St.
This investment offers an ASSUMABLE LOAN with ±57% Loan-To-Value (LTV) at very low 2.9% interest rates fixed until October 2026 and due in 28 years (October 2051). Just by assuming the current loan and operating the building as-is, the new owner could realize a stable ±8.09% cash-on-cash return on year-1 and a whopping ±14.39% return stabilized at proforma/market rent (Buyer to Verify). The property has brand new roofs (3 out of 4 buildings), upgraded electrical panel (each unit has 100amps breaker), and the parking soft story retrofit were recently completed.
The Raymond Villa is an attractive two-story garden style community that was built in 1964 with ±36,228 SF building size and situated on a large ±51,227 SF / ±1.18-acre lot size. It has excellent curb appeal with mature trees in the front and a secure entrance and gated parking. Walking into the courtyard area, tenants will enjoy a fenced swimming pool, and multiple large and manicured garden planters and courtyard area that can be re-utilized as barbeque area, dog walking area, kids’ play area and other amenities.
It offers an excellent unit mix of 30 x 2 bedrooms+1bathroom, and 20 x 1bedroom+1bathroom units. Each unit is large and bright with an excellent layout and a private patio/balcony. Each unit is separately metered for electricity (ALL ELECTRIC building). Each unit has windows A/C, wall heating, ceiling fans, mirrored closets, and plenty of linen cabinets. ±30 units have had some kind of upgrades which may include new kitchen (new cabinets + quartz/granite countertops), and/or new bathroom (new tiled bathroom/shower, new bathroom vanity, and hardware).
Parking is provided by combinations of garage on the side, tuck-under parking in the back, and a detached carport in the back. There are 52 parking spaces with 8 garage spaces on the side, 30 tuck under parking in the back, and 14 spaces in a detached carport (buyer to verify).
There are 2 laundry rooms with ±5 laundry machines in each room (total 10 machines) and all the machines belong to the owner and come with the sale. The property is separately metered for electricity. Other amenities include secured entrance and gated parking, gated swimming pool, expansive grounds, separate courtyard/planter areas, and others.
LOCATION AMENITIES AND ACCESS
The property is located at the corner of Raymond Ave and Painter St, just a mile from Rose Bowl area which housed Rose Bowl Stadium, Rose Bowl Aquatic Center, Kidspace Children’s Museum, Rose Bowl Flea Market and Brookside Golf Club. It is within walking distance to Old Town Pasadena, and minutes from almost all amenities City of Pasadena has to offer such as The Paseo on Colorado, South Lake Ave shopping area, museums, theaters, entertainments, groceries, cafes, shops and other fantastic amenities in Pasadena. It has a good demographics of $95,755 average household income within a-mile radius. The property has superb access to FWY 210 and 110 and offers an easy commute to additional employment centers of downtown Los Angeles and adjacent cities of Burbank and Glendale via 134 Freeway. It is minutes away from FWY 110 that connects to Downtown Los Angeles.