Homes for Sale near Assumption of the Blessed Virgin Mary School

• 

  

  

  /22

  $849,000 Open Sat 12PM - 3PM

  • 3 Beds
  • 2 Baths
  • 1,001 Sq Ft

  77 W Washington Blvd, Pasadena, CA 91103

  Welcome to this beautifully remodeled gated home plus ADU nestled in a highly sought-after Pasadena neighborhood, just minutes from the iconic Rose Bowl, top-rated schools, downtown Pasadena, and an array of shops, restaurants, and parks. The main residence offers 2 bedrooms and 1 modern bathroom, featuring elegant finishes, main bedroom walk-in closet, beautiful kitchen quartz countertops,

  Louiza Soleymany Property By Us, Inc.

  77 W Washington Blvd, Pasadena, CA 91103
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  /44

  $768,000

  • 2 Beds
  • 2 Baths
  • 1,223 Sq Ft

  960 San Pasqual St Unit 208, Pasadena, CA 91106

  Location, lifestyle, and an oversized patio. This is Pasadena living at its best! Just steps from Caltech, Erewhon, and the vibrant South Lake Avenue district, this beautifully updated 2-bedroom, 2-bath condo offers the ideal combination of comfort and convenience.The spacious single-level floor plan features a generous living room and dining area that flow seamlessly to an expansive east-facing

  Bernadette Pittroff COMPASS

  960 San Pasqual St Unit 208, Pasadena, CA 91106
• 

  

  

  /44

  $469,000

  • Land
  • 0.12 Acre
  • $4,011,976 per Acre

  1077 E Palm St, Altadena, CA 91001

  An exceptional opportunity awaits in one of Altadena's most desirable neighborhoods. This 5,093 square foot vacant lot offers a rare chance to build your dream home or investment property in a serene, well-established residential area.Located in a peaceful community, the property benefits from completed Phase 1 and Phase 2 environmental remediation--offering added confidence for future

  Julie Milbrodt Coldwell Banker Realty

  1077 E Palm St, Altadena, CA 91001
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  /7

  $500,000

  • Land
  • 0.15 Acre
  • $3,340,013 per Acre

  388 E Pentagon St, Altadena, CA 91001

  388 E Pentagon: Once home to a cozy 2-bedroom, 2-bath residence just shy of 1,000 sq ft, this approximately 6,500 sq ft lot now awaits its next chapter. You will find this gem tucked away at the end of a peaceful private street. Sold as land only, this lot offers serenity and privacy in Altadena with mountain views, while also offering quick access to the Altadena Library, Christmas Tree Lane,

  Brian Tiongson Reyes Pinnacle Estate Properties, Inc.

  388 E Pentagon St, Altadena, CA 91001
• 

  

  /2

  $775,000

  • Land
  • 1.44 Acres
  • $538,194 per Acre

  2905 New York Dr, Pasadena, CA 91107

  Unlock the potential of this rare residential development opportunitylocated in a highly visible and sought-after area of northeast Pasadena.Spanning approximately 1.44 acres, this expansive parcel offersdevelopers, investors, or end-users the chance to build in one of the SanGabriel Valley's most desirable neighborhoods.Key Features:Prime location with excellent

  Kathi Constanzo, CCIM Coldwell Banker Realty Pasadena

  2905 New York Dr, Pasadena, CA 91107
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  /4

  $1,174,000

  • Land
  • 0.18 Acre
  • $6,479,029 per Acre

  1210 N Altadena Dr, Pasadena, CA 91107

  Zoning: PSR3 – zoned for multifamily. Before the fire there were 6units (2 stories)Buyer may build 10% more than prior square footage pre-fires(3,997 SF x 10% bonus (399.7) = 4,397 SF)Second story will have beautiful mountain viewsThe property has been cleared by the Army Core of EngineersGreat access through the alleyway in the back of the propertyLA County Wildfire

  Kathi Constanzo, CCIM Coldwell Banker Realty Pasadena

  1210 N Altadena Dr, Pasadena, CA 91107
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  /49

  $2,980,000

  • 5 Beds
  • 4.5 Baths
  • 3,342 Sq Ft

  194 W Pamela Rd, Arcadia, CA 91007

  Welcome to this exquisite 5-bedroom, 4.5-bathroom custom estate located in the heart of Arcadia’s award-winning school district. Built in 2023 with unparalleled attention to detail, this 3,342 sq ft masterpiece offers modern comfort, luxury materials, and top-tier systems. Property Highlights:Elegant foyer with marble flooring and grand staircase. Designer dazzling crystal lighting throughout

  Jing Feng Universal Elite Inc.

  194 W Pamela Rd, Arcadia, CA 91007
• 

  

  /22

  $1,780,000

  • 4 Beds
  • 4 Baths
  • 2,378 Sq Ft

  184 S Altadena Dr, Pasadena, CA 91107

  Situated in the heart of Pasadena, this stunning estate features a newly built home (2015) and garage (2014) with nearly everything updated. Inside, the home boasts Mahogany hardwood floors, natural travertine stone, decorative alcove ceilings, and aluminum-framed windows with wood cladding. Additional premium finishes include Knotty Alder interior doors, lightweight concrete roof tiles, and

  Sunyoung McDermott Re/Max Premier Prop SanMarino

  184 S Altadena Dr, Pasadena, CA 91107
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  /31

  $618,000 Open Sat 2PM - 4PM

  • 2 Beds
  • 1.5 Baths
  • 863 Sq Ft

  408 N Catalina Ave Unit 6, Pasadena, CA 91106

  Light filled 2 bedroom, 2 bath townhouse located in a quiet private gated community, with only 8 units. The inviting living room complete with cozy fireplace, and recessed lighting is open to the dining area leading to spacious kitchen with breakfast area and lovely garden window. Ample cabinets, gas stove, microwave, refrigerator, and dishwasher ready for the chef in you. Washer and dryer are

  Kathleen Pierce HomeSmart, Evergreen Realty

  408 N Catalina Ave Unit 6, Pasadena, CA 91106
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  /39

  $850,000

  • 2 Beds
  • 2 Baths
  • 1,343 Sq Ft

  330 W California Blvd Unit 311, Pasadena, CA 91105

  Welcome Home to Tranquility and Mountain ViewsThis inviting third-floor condominium offers breathtaking views of the San Gabriel Mountains and scenic Singer Park. Ideally situated in a secure, well-maintained complex near the prestigious South Orange Grove area, this home is just minutes from the shops, dining, and charm of historic Old Town Pasadena and Colorado Boulevard.Tucked

  michelle hung TIME INVESTMENTS GROUP

  330 W California Blvd Unit 311, Pasadena, CA 91105
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  /48

  $2,798,000 Open Sat 1PM - 4PM

  • 5 Beds
  • 6 Baths
  • 4,748 Sq Ft

  6 Woodland Ln, Arcadia, CA 91006

  Welcome to this beautiful home in the highly desirable city of Arcadia and located in the prestigious Santa Anita Oaks neighborhood. This single story, 4,748 sqft, 5 bedroom 6 bathroom home sits on a massive 25,700 sqft lot. Once you step foot into the home you are welcomed with a large formal living room that opens up into a spacious foyer. The open floor plan brings you to a huge family room

  Robby Moon Moon Realty

  6 Woodland Ln, Arcadia, CA 91006
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  /30

  $1,688,888

  • 3 Beds
  • 2.5 Baths
  • 2,095 Sq Ft

  1811 Chantry Dr, Arcadia, CA 91006

  Welcome to this charming single-story home nestled in the highly desirable Highland Oaks area of Arcadia. Situated on a quiet, tree-lined street with picturesque mountain views, this property offers the perfect blend of comfort, privacy, and convenience. A circular driveway and lush green curb appeal create a warm and inviting impression as you arrive.Inside, the home features a spacious

  Ying Tan RE/MAX 2000 REALTY

  1811 Chantry Dr, Arcadia, CA 91006
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  /14

  $425,000

  • Land
  • 0.14 Acre
  • $3,007,785 per Acre

  1049 Alpine Villa Dr, Altadena, CA 91001

  This southern facing lot measures 6,153 sqft (80 ft wide X 102 ft deep approx at its longest side per plat map) NORTH of East Altadena Drive and east of Lake Ave. Fast track 2,454 sqft of space plus TWO 2-car garages! Public records indicate the lost home was 1,140 sqft with 2 bedrooms and 2 baths plus a 2-car garage. Take advantage of fire rebuild rights and ADU fast tracking: build 10% bigger

  Michael Bell Sotheby's International Realty, Inc.

  1049 Alpine Villa Dr, Altadena, CA 91001
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  /42

  $1,399,000

  • 3 Beds
  • 2 Baths
  • 1,803 Sq Ft

  8420 E Hermosa Dr, San Gabriel, CA 91775

  Huge garage has already approved planning dept for ADU build

  Ting Chu IRN REALTY

  8420 E Hermosa Dr, San Gabriel, CA 91775
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  /28

  $825,000

  • Land
  • 0.97 Acre
  • $850,515 per Acre

  3597 Shaw Ranch Rd, Pasadena, CA 91107

  Rare opportunity to build two homes in Pasadena Glen! These two lots are offered together at this one price. With a combined area of almost one acre, there are very few land properties of this size available near LA. This lovely neighborhood was not affected by the Eaton Fire and retains its lush country feel. Nearby homes have mature green trees and landscaping. Despite being up in the hills

  Tammy Tengs LAND22 REAL ESTATE

  3597 Shaw Ranch Rd, Pasadena, CA 91107
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  /23

  $345,000

  • Land
  • 0.42 Acre
  • $815,603 per Acre

  3577 Shaw Ranch Rd, Pasadena, CA 91107

  Lush green neighborhood in Pasadena Glen, not affected by the Eaton fire! Up in the hills, away from it all, yet stores like Whole Foods are only a 10-minute drive away. This parcel is 0.42 acre and shares a paved driveway with the home at 3555 Shaw Ranch Rd to the west (not owned by the seller). Wow, that will save you a lot of money! In 1998, the previous owners poured a foundation, which

  Tammy Tengs LAND22 REAL ESTATE

  3577 Shaw Ranch Rd, Pasadena, CA 91107
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  /25

  $650,000

  • Land
  • 0.27 Acre
  • $2,431,725 per Acre

  1308 Sunny Oaks Cir, Altadena, CA 91001

  Don't miss this rare chance to build your dream home on an expansive 11,645 square foot lot in beautiful Altadena. Nestled in nature with stunning valley views, this serene setting offers the perfect canvas for your custom residence. This lot was originally part of the Zane Grey Estate. Phase 2 environmental clearance has already been completed by the U.S. Army Corps of Engineers, paving the way

  Laura Thomas-Mullen Sotheby's International Realty

  1308 Sunny Oaks Cir, Altadena, CA 91001
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  /38

  $1,320,000

  • 1 Bed
  • 1 Bath
  • 1,087 Sq Ft

  39 S Los Robles Ave Unit 6010, Pasadena, CA 91101

  Discover unparalleled luxury in this coveted south-facing one bed, one bath plus den condominium, located in this newly built high-rise. Floor-to-ceiling pop-out balconies showcase sweeping views of the San Gabriel Mountains and city skyline, filling the open-concept living space with abundant natural light. The modern kitchen features high-end stainless steel appliances, quartz countertops, and

  Anna Wang Keller Williams Realty

  39 S Los Robles Ave Unit 6010, Pasadena, CA 91101
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  /14

  $998,000

  • 3 Beds
  • 3 Baths
  • 1,754 Sq Ft

  330 W California Blvd Unit 101, Pasadena, CA 91105

  This stunning corner unit condo features 3 bedrooms and 3 bathrooms, located near the upscale South Orange Grove area and just a short drive from Colorado Boulevard in Historic Old Town Pasadena. This spacious property boasts an open floor plan with a newly remodeled kitchen that includes stone countertops, updated cabinets, and stainless steel appliances. The living areas are adorned with new

  Alvin Chou WeTrust Realty

  330 W California Blvd Unit 101, Pasadena, CA 91105
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  /9

  $599,000

  • Land
  • 0.17 Acre
  • $3,432,665 per Acre

  701 E Palm St, Altadena, CA 91001

  Discover a rare, build-ready parcel in one of Altadena’s most sought-after foothill neighborhoods. Situated at 701 E Palm Street, this expansive 7,600 sq ft vacant lot (approx. 55 ft x 136 ft) offers an ideal blank canvas for developers, investors, or end-users looking to capitalize on Southern California’s evolving housing landscape. The property has already undergone Phase 2 environmental

  Kevin Akbari Alta Realty Group CA, Inc

  701 E Palm St, Altadena, CA 91001
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  /13

  $2,750,000

  • 8 Beds
  • 8 Baths
  • 3,520 Sq Ft

  1830 E Villa St, Pasadena, CA 91107

  Excellent investment opportunity in the heart of Pasadena, a two story apartment with total eight units, all one bedroom and one bath, Each unit is around 440 Sqft, it has a high rental demand. Four carports plus four parking spaces. All units have individual electrical and gas meters, some units have updated kitchen countertops and cabinets, updated bathtubs and toilets, copper plumbing;

  Fred Lam IRN Realty

  1830 E Villa St, Pasadena, CA 91107
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  /27

  $1,450,000

  • 3 Beds
  • 3 Baths
  • 2,144 Sq Ft

  Unlisted Address

  Extensive remodel completed in 2020, this beautifully maintained home offers modern amenities and stylish comfort in prime North Monrovia. The spacious and stylish kitchen is a true centerpiece, showcasing quartz countertops, soft-closing cabinetry, and a large island highlighted by unique pendant lighting. The family room and dining area with sliding glass doors open to a Trex deck—perfect for

  Cheryl Allen Engel & Völkers San Marino

  Unlisted Address
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  /54

  $6,780,000

  • 9 Beds
  • 6 Baths
  • 14,111 Sq Ft

  140 138 W Sierra Madre Blvd, Sierra Madre, CA 91024

  140 W Sierra Madre Blvd. & 138 W Sierra Madre Blvd. a.k.a. 147 S Mariposa St., pride-of-ownership commercial retail and apartment in the highly desirable area of the City of Sierra Madre, California. It is in the heart of Sierra Madre downtown, right on Sierra Madre Blvd. The property is surrounded by local mom-and-pop restaurants and other local retail stores. It is several steps away from

  Han Widjaja-Chen Growth Investment Group Pasade

  140 138 W Sierra Madre Blvd, Sierra Madre, CA 91024
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  /12

  $2,680,000

  • 3 Beds
  • 2 Baths
  • 6,904 Sq Ft

  610 N Oakland Ave, Pasadena, CA 91101

  Oakland Apartments is an 8-unit apartment building located in the desirable city of Pasadena, CA. This property offers an ideal unit mix of large 1- and 2-bedrom units with amenities that include laminate wood flooring, stainless steel appliances, quartz countertops, custom kitchen cabinetry, and upgraded bathrooms. The property features carport parking spaces, individual gas and electric meters,

  Ryan Loria Triqor Group

  610 N Oakland Ave, Pasadena, CA 91101
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  /40

  $3,800,000

  • 7 Beds
  • 4 Baths
  • 8,340 Sq Ft

  517 E Washington Blvd, Pasadena, CA 91104

  Pride-of-Ownership 10-unit (4 Houses & 2 Triplexes) on a large 21k SF R3 Zoned Lot, Excellent Unit Mix, Gated, Garage Parking, Drawings for 2 ADUs are included. MONTANO VILLAS, a 10-unit garden style apartment investment opportunity located in the City of Pasadena, CA. This exceptional property comprises 4 bungalows/houses and 2 triplexes and is situated on a large ±20,911sf R3 lot. This

  Han Widjaja-Chen Growth Investment Group Pasade

  517 E Washington Blvd, Pasadena, CA 91104
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  /15

  $1,459,000 Open Sun 2PM - 5PM

  • 4 Beds
  • 2 Baths
  • 1,905 Sq Ft

  2030 Paloma St, Pasadena, CA 91104

  Discover this light-filled single-story home in one of Pasadena’s most coveted neighborhoods. Built in 1946, the residence offers approximately 1,904sqft of thoughtfully designed living space on a generous 8,396sqft lot. Soaring with natural light, the living and dining areas feature classic ceramic tile floors. The master suite and tandem bedroom, complete with sliding glass doors, open

  Jason Wei RE/MAX PREMIER/ARCADIA

  2030 Paloma St, Pasadena, CA 91104
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  /12

  $839,000

  • Land
  • 0.17 Acre
  • $4,926,600 per Acre

  3880 Startouch Dr, Pasadena, CA 91107

  Prime Upper Hastings View Lot with Pool adjacent to tranquil Sierra Madre. Flat lot featuring spectacular City and Mountain Views. Prior home was lost in the recent Eaton Fire. Located at the eastern edge of Pasadena, there is no need to drive past or through the burn area. Property has no structures that impede the viewscape. Lot has undergone completion of Phase I and Phase II debris clearance

  Rosanne Berlen COMPASS

  3880 Startouch Dr, Pasadena, CA 91107
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  /23

  $745,000

  • Land
  • 0.39 Acre
  • $1,917,138 per Acre

  677 E Palm St, Altadena, CA 91001

  Welcome to 677 E. Palm Street - an exceptional opportunity to rebuild on an expansive parcel in the beautiful Altadena foothills. The 2,000 square foot former home was lost in the Eaton Fire, but what remains is a rare, oversized lot offering a blank canvas for your vision.Spanning over 16,900+ square feet (per assessor), this wide and deep lot presents ample space for a custom home, ADU, pool,

  Cynthia Cohn Berkshire Hathaway Home Servic

  677 E Palm St, Altadena, CA 91001
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  /35

  $1,499,000

  • 3 Beds
  • 2 Baths
  • 1,632 Sq Ft

  1080 Riviera Dr, Pasadena, CA 91107

  This isn't just a house. It's a move waiting to be made. Right in the heart of Upper Hastings Ranch a neighborhood people fight to get into you'll find a freshly painted, move-in-ready opportunity disguised as a 3-bedroom, 2-bathroom home with a den, formal dining room, and sun-filled eat-in kitchen. It's built for real life comfort when you want it, space to entertain when you need it. The newly

  Edward Uriarte COMPASS

  1080 Riviera Dr, Pasadena, CA 91107
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  /33

  $850,000

  • 3 Beds
  • 1 Bath
  • 1,094 Sq Ft

  9063 Evansport Dr, Rosemead, CA 91770

  Beautifully Remodeled Home in Prime Rosemead LocationWelcome to this charming 3-bedroom, 1-bathroom home nestled in one of Rosemead’s most desirable neighborhoods. Offering 1,094 square feet of stylish living space, this beautifully remodeled property combines modern upgrades with timeless appeal. Step inside to find a bright and open layout featuring contemporary finishes throughout. The

  Jessica Sepulveda Keller Williams Empire Estates

  9063 Evansport Dr, Rosemead, CA 91770
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  /17

  $985,000

  • Land
  • 0.49 Acre
  • $2,021,757 per Acre

  1414 E Palm St, Altadena, CA 91001

  Discover an extraordinary opportunity to create your dream home on this spectacular half-acre lot, ideally situated on the cul-de-sac of East Palm Street in Altadena, offering sweeping views of the majestic San Gabriel Mountains. Though the original mid-century post-and-beam home, designed in 1960 by renowned local architects John Nyberg & Harold Bissner, was lost in the Eaton fire in January

  Kristin Fox Compass

  1414 E Palm St, Altadena, CA 91001
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  /58

  $1,950,000 Open Sat 1PM - 4PM

  • 5 Beds
  • 3 Baths
  • 2,455 Sq Ft

  651 N Sunnyslope Ave, Pasadena, CA 91107

  Welcome to this beautifully updated 5-bedroom, 3-bath home with a pool, located in the friendly Daisy Villa neighborhood of Pasadena, opposite Gwinn Park and Sunnyslope Park. From the moment you walk through the grand 8-foot double doors, you’ll feel right at home. The spacious living room has a cozy fireplace and a big picture window that lets in tons of natural light and offers gorgeous

  Susanna Mao Can-Achieve Real Estate

  651 N Sunnyslope Ave, Pasadena, CA 91107
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  /49

  $5,398,000 Open Sat 2:45PM - 5PM

  • 5 Beds
  • 5 Baths
  • 5,209 Sq Ft

  1416 Wilson Ave, San Marino, CA 91108

  Experience legacy living in prestigious San Marino—where this 2 stories with 5 suite bedroom ( 1 bedroom downstairs) and 5 bathroom residence at 5209 sqft graces a sprawling lot of 14,950 sq ft on tranquil, tree-lined Wilson Avenue,north of Huntington. Step into elegance and sophistication with designer details: gleaming hardwood floors, custom crown molding and many other custom built figures.

  PEARL CHEUNG Pinnacle Real Estate Group

  1416 Wilson Ave, San Marino, CA 91108
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  /53

  $3,695,000 Open Sun 1PM - 4PM

  • 4 Beds
  • 4.5 Baths
  • 3,248 Sq Ft

  1256 Club House Dr, Pasadena, CA 91105

  Nestled in Pasadena's most sought-after and exclusive neighborhood, this exceptional home--designed by notable architect John L. Pugsley--offers 4 bedrooms and 4.5 bathrooms, and is set behind the private gates of San Rafael's Brookmere Enclave. Situated with stunning views of Johnston Lake, this post and beam architectural gem features an open, airy floor plan with vaulted ceilings and an

  Gus Ruelas The Agency

  1256 Club House Dr, Pasadena, CA 91105
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  /9

  $540,000

  • Land
  • 0.23 Acre
  • $2,315,609 per Acre

  240 E Mendocino St, Altadena, CA 91001

  Motivated seller! 240 E. Mendocino St. presents a remarkable opportunity to create your dream home in one of Altadena's most coveted and historic neighborhoods. Nestled away from the street, this peaceful and private lot once housed the carriage house for the iconic and still proudly standing Villa Carlotta, offering a unique connection to the area's rich architectural legacy. With the potential

  David Knight Keller Williams Realty

  240 E Mendocino St, Altadena, CA 91001
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  /9

  $549,000

  • Land
  • 0.23 Acre
  • $2,405,784 per Acre

  238 E Mendocino St, Altadena, CA 91001

  Welcome to 238 E. Mendocino St., a rare and enchanting opportunity to own a piece of Altadena's storied past. Tucked behind the iconic Villa Carlotta estate, which still stands, this 9,900 sq ft lot once served as the site of the villa's original carriage house, evoking a dreamy historical elegance and timeless appeal. Accessed via a private, tree-lined motor court, the property provides

  David Knight Keller Williams Realty

  238 E Mendocino St, Altadena, CA 91001
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  /17

  $538,000

  • Land
  • 0.14 Acre
  • $3,741,307 per Acre

  3128 N Mount Curve Ave, Altadena, CA 91001

  Motivated Sellers!Vacant lot with a standing 2 car garage on one of the nicest streets in Altadena, near Mount Lowe Park. Property has beautiful Mountain Views with lots of greenery that is still preserved. This property was one of the houses that burned down in the Eaton fire. The property's hazardous material removal is complete, see photo of the clearance in the photos section. Land Value

  Margarit Torgomyan Berkshire Hathaway Home Services Golden Properties

  3128 N Mount Curve Ave, Altadena, CA 91001
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  /25

  $548,000

  • Land
  • 0.16 Acre
  • $3,435,737 per Acre

  1049 Concha St, Altadena, CA 91001

  Once upon a time, in 1928, there was a beautiful home constructed on this very site. I was a classic California Spanish style beauty! Raised up high on my hill above the street, tucked in amongst my terraced rock gardens and bountiful fruit trees, I enjoyed both glorious mountain and sparkling city views. Though my house is now gone my home spirit remains here, ready to guide you as you rebuild

  Judith Nish VonKeith Burbank

  1049 Concha St, Altadena, CA 91001
• 

  

  /16

  $1,338,000

  • 2 Beds
  • 1 Bath
  • 1,237 Sq Ft

  39 S Los Robles Ave Unit 5012, Pasadena, CA 91101

  Prime location and immaculate condition--step into luxurious living with this spacious 2-bedroom, 1-bath condo in the heart of vibrant Pasadena. Positioned on the 5th floor with a south-facing, corner interior layout, this residence boasts minimal shared walls and three walk-in closets across two well-appointed bedrooms. The open floor plan highlights engineered European wood floors, sleek custom

  Anna Wang Keller Williams Realty

  39 S Los Robles Ave Unit 5012, Pasadena, CA 91101
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  /9

  $2,200,000

  • 8 Beds
  • 4 Baths
  • 3,756 Sq Ft

  1648 Raymond Hill Rd, South Pasadena, CA 91030

  Perched on the scenic slopes of Raymond Hill, this four-unit multifamily property in South Pasadena features all 2-bedroom, 1-bath units and offers immediate income with significant upside. One unit has been fully renovated with modern finishes and an open-concept layout, while the remaining three are well maintained and primed for future upgrades. A detached four-car garage with individual

  Zachary Krasman Compass

  1648 Raymond Hill Rd, South Pasadena, CA 91030

Showing Results 481 - 520, Page 13 of 18