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Property profile & analytics
OFF-MARKET
Estimated value
$2,470,000
Apartment buildings
120 Belmont St Glendale, CA 91205-1230
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6360890
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1962
Construction
WOOD
Total area
7,853 SF
Lot
0.17 ac (7,496 SF)
Zoning code
GLR4YY
APN
5674-011-019
UPID
US09-6360890
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
$2.28M
Comparable Approach
Comparable
$2.25M
Blend (final)
Blend
$2.47M
Owner & transaction history
Za Real Estate Services LLC · 1 yrs held
Za Real Estate Services LLC
since 2025
Last sale
$2.7M
7 recorded transactions
Zoning & alternative use
GLR4YY · Glendale, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$4.1M
+100.6%
Retail stores
$4.0M
+100.3%
Auto repair, garage
$3.9M
+94.6%
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%
$2,465,000
6.5%
$2,275,000
7%
$2,110,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$2,020,000
Current use
OFFICE BUILDING
$4,050,000
Change: +101% · Conversion: Moderate
RETAIL STORES
$4,045,000
Change: +100% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,930,000
Change: +95% · Conversion: Difficult
MEDICAL BUILDING
$3,570,000
Change: +77% · Conversion: Moderate
COMMERCIAL (GENERAL)
$3,180,000
Change: +57% · Conversion: Moderate
Blend value · Realmo final
$2.47M
Range $2.22M – $2.72M · ±10% · vs last sale $2.68M (Mar 4 2025)
Last sale anchor
$2.68M
Mar 4 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
$315 / 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
$19,505
Tax year 2024
Assessed value
$1,689,770
Assessed 2024
Previous assessed
$1,689,770
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$1,181,687
Assessed improvement
$508,083
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
1962
Construction
WOOD
Heating
NONE
Units
8
Bathrooms
8
Total area
7,853 SF
Lot
0.17 ac (7,496 SF)
Zoning code
GLR4YY
APN
5674-011-019
UPID
US09-6360890
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
$2.0M
OFFICE BUILDING
Est. value
$4.1M
RETAIL STORES
Est. value
$4.0M
AUTO REPAIR, GARAGE
Est. value
$3.9M
MEDICAL BUILDING
Est. value
$3.6M
COMMERCIAL (GENERAL)
Est. value
$3.2M
APARTMENT HOUSE (5+ UNITS) Current
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
1962
Construction
WOOD
Heating
NONE
Units
8
Bathrooms
8
Lot
0.17 ac
Current owner
From public records · entity-resolved
Za Real Estate Services LLC
Entity
Mailing address
12463 MACDONALD DR, OJAI, CA 93023-9713
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 15, 2025
—
Za Real Estate Services LLC
—
Deed
related
$1,550,000 · Bank Of America NA
Jun 4, 2025
$2,680,000
Za Real Estate Services LLC
Belmont Fortuna LLC
Grant Deed
—
Dec 24, 2019
—
Belmont Fortuna LLC
—
Deed
related
$1,700,000 · Jpmorgan Chase Bank NA
Apr 9, 2009
—
Belmont Fortuna LLC
Jordan Koch Living Trust
Grant Deed
—
Jul 26, 2005
$1,260,000
Howard W Koch JR
Pluma LLC
Grant Deed
$667,800 · Impac Multifamily Capital Corp
Sep 5, 2003
$935,000
Pluma LLC
Shirikdjian,edouarde & Margarit
Grant Deed
$625,000 · Downey S & L (wholesale)
Sep 12, 1990
$251,590
Shirikdjian Edou
Virsonic Corp
Trustees Deed
related
$60,000 · Expanded Rubber
—
—
Edouarde Shirikdjian
—
Deed Of Trust
related
$502,500 · Abn Amro Mortgage Group INC
—
—
Belmont Fortuna LLC
—
Deed Of Trust
related
$600,000 · First Century Bank
—
—
Shirikdjian Edou
—
Deed Of Trust
related
$390,000 · First Federal Savings & Loan
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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