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Property profile & analytics
OFF-MARKET
Estimated value
$3,590,000
Apartment buildings
1119 Winchester Ave Glendale, CA 91201-1875
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7903850
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1989
Construction
WOOD
Total area
6,952 SF
Lot
0.17 ac (7,205 SF)
Zoning code
GLR4YY
APN
5623-014-006
UPID
US09-7903850
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
$3.57M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.55M
Blend (final)
Blend
$3.59M
Owner & transaction history
1119 Winchester LLC · 1 yrs held
1119 Winchester LLC
since 2025
Last sale
$3.7M
4 recorded transactions
Zoning & alternative use
GLR4YY · Glendale, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$4.6M
+155.0%
Neighborhood: shopping center
$4.2M
+134.7%
Office building
$3.6M
+99.0%
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 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
$3,500,000
ML approach
$3,570,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$4,595,000
Change: +155% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$4,230,000
Change: +135% · Conversion: Difficult
OFFICE BUILDING
$3,585,000
Change: +99% · Conversion: Moderate
RETAIL STORES
$3,580,000
Change: +99% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,480,000
Change: +93% · Conversion: Difficult
MEDICAL BUILDING
$3,160,000
Change: +75% · Conversion: Moderate
COMMERCIAL (GENERAL)
$2,815,000
Change: +56% · Conversion: Moderate
Blend value · Realmo final
$3.59M
Range $3.23M – $3.95M · ±10% · vs last sale $3.65M (May 28 2025)
Last sale anchor
$3.65M
May 28 2025
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
$516 / 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
$43,446
Tax year 2024
Assessed value
$3,905,500
Assessed 2024
Previous assessed
$3,905,500
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$1,560,600
Assessed improvement
$2,344,900
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1989
Construction
WOOD
Heating
NONE
Cooling
CENTRAL
Stories
1
Units
8
Rooms
7
Bathrooms
16
Total area
6,952 SF
Lot
0.17 ac (7,205 SF)
Zoning code
GLR4YY
APN
5623-014-006
UPID
US09-7903850
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
GLR4YY · Glendale, CA
Zoning GLR4YY · permitted uses
GLR4YY · 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
RESTAURANT
Est. value
$4.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.2M
OFFICE BUILDING
Est. value
$3.6M
RETAIL STORES
Est. value
$3.6M
AUTO REPAIR, GARAGE
Est. value
$3.5M
MEDICAL BUILDING
Est. value
$3.2M
COMMERCIAL (GENERAL)
Est. value
$2.8M
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
RETAIL STORES
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1989
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Units
8
Rooms
7
Bathrooms
16
Lot
0.17 ac
Current owner
From public records · entity-resolved
1119 Winchester LLC
Entity
Mailing address
13929 WEDDINGTON ST, SHERMAN OAKS, CA 91401-5752
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 28, 2025
$3,650,000
1119 Winchester LLC
Nshan Keshishyan
Grant Deed
$2,000,000 · Nshan Keshishyan
Mar 15, 2022
$3,750,000
Nshan Keshishyan
Herayer Boghos Baghesinians
Grant Deed
—
May 4, 1992
$660,000
Herayer B Baghesinians
Flores,norbert F
Grant Deed
$410,000 · Home Savings Of America
—
—
Norbert F Flores
—
Deed Of Trust
related
$458,900 · Fidelity Federal Bank
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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