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Property profile & analytics
OFF-MARKET
Estimated value
$840,000
Office buildings
116 Louise St Glendale, CA 91205-1025
Entity Owned
9-yr Hold
~
Est. High Equity
Property ID
US10-0409310
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1947
Construction
TILT-UP CONCRETE
Total area
3,626 SF
Lot
0.17 ac (7,451 SF)
Zoning code
GLC3*
APN
5642-004-031
UPID
US10-0409310
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
-
Boghosian Urology Physician
-
Dr. Armen Derboghossians MD Physician Medical Clinic
-
Dr. Shahin Derboghossians Physician Medical Clinic
-
Shahen Derboghosian Physician Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.17M
Comparable Approach
Comparable
$914k
Blend (final)
Blend
$840k
Owner & transaction history
Armen Derboghossians Md INC · 9 yrs held
Armen Derboghossians Md INC
since 2016
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%
$1,270,000
6.5%
$1,170,000
7%
$1,085,000
Blend value · Realmo final
$840k
Range $756k – $924k · ±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
$232 / 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
$27,168
Tax year 2024
Assessed value
$2,453,286
Assessed 2024
Previous assessed
$2,453,286
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$1,706,743
Assessed improvement
$746,543
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1947
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
OTHER
Stories
1
Total area
3,626 SF
Lot
0.17 ac (7,451 SF)
Zoning code
GLC3*
APN
5642-004-031
UPID
US10-0409310
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.
Building & site characteristics
From public records
Year built
1947
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.17 ac
Current owner
From public records · entity-resolved
Armen Derboghossians Md INC
Entity
Mailing address
116 S LOUISE ST, GLENDALE, CA 91205-1025
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 23, 2016
$2,050,000
Armen Derboghossians Md INC
Mangasarian Living Trust
Grant Deed
—
Nov 7, 2005
—
Mangasarian Trust
Mangasarian,saro
Quit Claim Deed
related
—
Sep 3, 1999
—
Saro Mangasarian
Mangasarian,r
Quit Claim Deed
related
—
Sep 2, 1999
$477,000
Saro Mangasarian
Meyer,warren & Leann
Grant Deed
$405,400 · Hanmi Bank
Oct 1, 1996
$350,000
Warren Meyer
Gllc
Grant Deed
$250,000 · Gllc
Aug 6, 1996
—
Treiger,william & Margaret Trust
Treiger,william
Quit Claim Deed
related
—
Jul 8, 1994
$427,859
First Independent Trust Deed
Brooks,robert E
Trustees Deed
related
—
Sep 23, 1988
$485,000
Brooks Robert E
Registered Ent
Trustees Deed
$395,000 · Amsterdamtreiger
Sep 23, 1988
$486,818
Registered Ent
Minnick John T A
Trustees Deed
—
—
—
Mangasarian Living Trust
—
Deed Of Trust
related
$832,000 · Pacific Alliance Bank
—
—
Saro Mangasarian
—
Deed Of Trust
related
—
—
—
Saro Mangasarian
—
Deed Of Trust
related
$515,000 · Southwest Community Bank
—
—
Saro Mangasarian
—
Deed Of Trust
related
$100,000 · Gagik Karapetian
—
—
Saro Mangasarian
—
Deed Of Trust
related
$517,750 · Zions First National Bank
—
—
Robert E Brooks
—
Deed Of Trust
related
—
—
—
Mangasarian Living Trust
—
Deed Of Trust
related
$575,000 · Union Bank Of California
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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