Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$925,000
Apartment buildings
1122 La Boice Dr Glendale, CA 91205-3545
Trust Owned
15-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-6451686
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1949
Total area
4,648 SF
Lot
0.21 ac (9,316 SF)
Zoning code
GLR4YY
APN
5676-016-006
UPID
US09-6451686
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
$925k
Owner & transaction history
Fumimoto Living Trust · 15 yrs held
Fumimoto Living Trust
since 2011
7 recorded transactions
Zoning & alternative use
GLR4YY · Glendale, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Warehouse, storage
$1.4M
+14.2%
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
APARTMENT HOUSE (5+ UNITS)
$1,195,000
Current use
WAREHOUSE, STORAGE
$1,365,000
Change: +14% · Conversion: Difficult
Blend value · Realmo final
$925k
Range $833k – $1.02M · ±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
$199 / 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
$16,204
Tax year 2024
Assessed value
$1,406,772
Assessed 2024
Previous assessed
$1,406,772
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$1,193,249
Assessed improvement
$213,523
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
1949
Heating
NONE
Cooling
YES
Units
8
Bathrooms
8
Total area
4,648 SF
Lot
0.21 ac (9,316 SF)
Zoning code
GLR4YY
APN
5676-016-006
UPID
US09-6451686
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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.2M
WAREHOUSE, STORAGE
Est. value
$1.4M
APARTMENT HOUSE (5+ UNITS) Current
WAREHOUSE, STORAGE
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
1949
Heating
NONE
Cooling
Yes
Units
8
Bathrooms
8
Lot
0.21 ac
Current owner
From public records · entity-resolved
Fumimoto Living Trust
Trust
Free & Clear · 15 yrs held
Mailing address
11470 MOTHER LODE CIR, GOLD RIVER, CA 95670-3043
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2011
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 11, 2011
—
Fumimoto Living Trust
Fumimoto,tokijiro & Tetsuko
Quit Claim Deed
related
—
Sep 22, 2004
—
Fumimoto Tokijiro & T Trust
Fumimoto,tokijiro
Quit Claim Deed
related
—
Dec 2, 2003
$125,000
Tokijiro Fumimoto
Lim,hung S
Grant Deed
related
—
Feb 5, 2003
$400,000
Hung S Lim
Moo,kwang J
Grant Deed
—
May 24, 1999
$275,000
Kwang J Moon
Moon,kwang B
Grant Deed
related
—
Aug 4, 1992
—
Moon Kwang J
—
Deed Of Trust
related
—
Apr 20, 1989
$575,000
Moon Kwang J&
Yachzel Kasower
Trustees Deed
$402,500 · Glendale Federal Bank
Apr 20, 1989
$253,500
Yachzel Kasower
Olivier Jason
Trustees Deed
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 1122 La Boice Dr?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
