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Property profile & analytics
OFF-MARKET
Estimated value
$2,700,000
Retail space
1113 Glendale Ave Glendale, CA 91205
Entity Owned
20-yr Hold
~
Est. High Equity
Property ID
US09-7013554
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1992
Construction
TILT-UP CONCRETE
Total area
7,912 SF
Lot
0.23 ac (9,910 SF)
Zoning code
GLC3*
APN
5640-014-047
UPID
US09-7013554
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
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.70M
Owner & transaction history
Sarkis Pastry Plaza LLC · 20 yrs held
Sarkis Pastry Plaza LLC
since 2005
6 recorded transactions
Zoning & alternative use
GLC3* · Glendale, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$4.1M
+0.2%
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$4,075,000
Current use
OFFICE BUILDING
$4,080,000
Change: +0% · Conversion: Easy
AUTO REPAIR, GARAGE
$3,960,000
Change: -3% · Conversion: Difficult
MEDICAL BUILDING
$3,595,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$2.70M
Range $2.43M – $2.97M · ±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
$341 / 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
$30,350
Tax year 2024
Assessed value
$2,716,025
Assessed 2024
Previous assessed
$2,716,025
+0.0% YoY
Effective rate
1.12%
On assessed value
Assessed land
$1,237,851
Assessed improvement
$1,478,174
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1992
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
7,912 SF
Lot
0.23 ac (9,910 SF)
Zoning code
GLC3*
APN
5640-014-047
UPID
US09-7013554
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
RETAIL STORES Current
Est. value
$4.1M
OFFICE BUILDING
Est. value
$4.1M
AUTO REPAIR, GARAGE
Est. value
$4.0M
MEDICAL BUILDING
Est. value
$3.6M
RETAIL STORES Current
OFFICE BUILDING
AUTO REPAIR, GARAGE
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
1992
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.23 ac
Current owner
From public records · entity-resolved
Sarkis Pastry Plaza LLC
Entity
Mailing address
1111 S GLENDALE AVE, GLENDALE, CA 91205-3263
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2005
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 23, 2005
—
Sarkis Pastry Plaza LLC
Kolanjian,vazken
Grant Deed
$1,400,000 · Citibank West Fsb
Mar 24, 1999
—
Vazken Kolanjian
—
Deed Of Trust
related
—
—
—
Sarkis Kolanjian
—
Deed Of Trust
related
$1,225,000 · Affinity Bank
—
—
Vazken Kolanjian
—
Deed Of Trust
related
$100,000 · National Bank California
—
—
Sharkis Pastry Plaza LLC
—
Deed Of Trust
related
$1,180,000 · Bank Of The West
—
—
Vazken Kolanjian
—
Deed Of Trust
related
$50,000 · Individual
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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