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Property profile & analytics
OFF-MARKET
Estimated value
$855,000
Medical Office Space
110 Adams St Glendale, CA 91205-1312
Individually Owned
6-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-6546796
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1964
Construction
TILT-UP CONCRETE
Total area
3,520 SF
Lot
0.18 ac (7,852 SF)
Zoning code
GLC3*
APN
5674-012-011
UPID
US09-6546796
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
-
Teresa Malca PC Law Firm
-
Glendale Foot and Ankle Podiatry Center Medical Clinic
-
Hermoz B. Ayvazian, DPM Physician
-
Dr. Hermoz Ayvazian Physician
-
Contours LA Spa & Massage Center Alternative Medicine Practice
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$875k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$855k
Owner & transaction history
D H B A Dpm · 6 yrs held
D H B A Dpm
since 2019
7 recorded transactions
Zoning & alternative use
GLC3* · Glendale, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Glendale submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Glendale 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%
$945,000
6.5%
$875,000
7%
$810,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,425,000
Change: -11% · Conversion: Easy
Blend value · Realmo final
$855k
Range $770k – $941k · ±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
$243 / 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
$17,039
Tax year 2024
Assessed value
$1,520,023
Assessed 2024
Previous assessed
$1,520,023
+0.0% YoY
Effective rate
1.12%
On assessed value
Assessed land
$913,167
Assessed improvement
$606,856
Applied tax rate
4.0000
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
1964
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
OTHER
Stories
1
Total area
3,520 SF
Lot
0.18 ac (7,852 SF)
Zoning code
GLC3*
APN
5674-012-011
UPID
US09-6546796
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
GLC3* · Glendale, CA
Zoning GLC3* · permitted uses
GLC3* · Glendale, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Glendale. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL)
Est. value
$1.4M
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
1964
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.18 ac
Current owner
From public records · entity-resolved
D H B A Dpm
Individual
Free & Clear · 6 yrs held
Mailing address
1980 MAGINN DR, GLENDALE, CA 91202-1148
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 20, 2019
—
D H B A Dpm
Dpm D H B A & Ayvazian Trust
Quit Claim Deed
related
—
Jun 25, 2019
—
Hermoz Ayvazian
Hermoz Ayvazian
Intrafamily Transfer
related
$1,197,600 · Jpmorgan Chase Bank NA
Sep 4, 2015
—
Ayvazian,hermoz B & A Trust
South Adams Property LLC
Quit Claim Deed
related
—
Jul 29, 2015
—
South Adams Property LLC
Ayvazian H B & A Trust
Quit Claim Deed
related
—
May 21, 2015
$1,175,000
Hermoz B Ayvazian
Teresa M Malca
Grant Deed
$1,392,000 · Homestreet Bank
Apr 6, 2011
—
Max Dominguez
Ramirez Romeo & Lilibeth
Quit Claim Deed
related
—
Oct 30, 2009
$300,000
Teresa M Malca
Ramirez,romero R
Grant Deed
—
Oct 4, 2004
$843,000
Romeo R Ramirez
Overall J B & K A Trust
Grant Deed
$632,250 · Wells Fargo Bank
Oct 4, 2004
—
Romeo R Ramirez
Ramirez,lilibeth O
Quit Claim Deed
related
—
Dec 30, 1992
—
Overall,john B IV Tr
—
Deed Of Trust
related
—
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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