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Property profile & analytics
OFF-MARKET
Assisted living facilities
120 Laurel St Glendale, CA 91205-3113
Individually Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0413740
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1962
Construction
WOOD
Total area
11,209 SF
Lot
0.34 ac (15,000 SF)
Zoning code
GLC3*
APN
5640-026-028
UPID
US10-0413740
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
-
Victor Royale Adult Living Retirement Community Nursing Home
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Veronica Behar · 3 yrs held
Veronica Behar
since 2022
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$7,336
Tax year 2024
Assessed value
$562,894
Assessed 2024
Previous assessed
$562,894
+0.0% YoY
Effective rate
1.30%
On assessed value
Assessed land
$151,879
Assessed improvement
$411,015
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1962
Construction
WOOD
Heating
NONE
Stories
1
Total area
11,209 SF
Lot
0.34 ac (15,000 SF)
Zoning code
GLC3*
APN
5640-026-028
UPID
US10-0413740
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
1962
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.34 ac
Current owner
From public records · entity-resolved
Veronica Behar
Individual
Mailing address
518 N RODEO DR, BEVERLY HILLS, CA 90210-3242
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 21, 2022
—
Veronica Behar
Veronica Behar
Intrafamily Transfer
related
—
Jun 17, 2021
—
Veronica Behar
Haim Behar
Intrafamily Transfer
related
—
Feb 3, 2021
—
Julia Enterprise Properties LLC
Haim Behar
Quit Claim Deed
related
—
Sep 18, 2020
—
Behar,veronica 2020 Trust
Veronica Behar
Quit Claim Deed
related
—
Sep 3, 2020
—
Veronica Behar
Royal Family Living Trust
Quit Claim Deed
related
—
Aug 17, 2015
—
Royal Family Living Trust
Royal Family Living Trust
Quit Claim Deed
related
—
Sep 17, 2008
—
Royal Family Living Trust
—
Deed Of Trust
related
$1,250,000 · Shrewshrager Saul & A Trust
Aug 25, 2005
—
Royal Family Trust
Royal Family Trust
Quit Claim Deed
related
—
Aug 17, 2005
—
Royal Family Trust
Horovitz,vojtech
Affidavit Of Death
—
Sep 21, 2004
—
Veronica Behar
Behar Family Trust
Quit Claim Deed
related
—
Sep 29, 1993
—
Behar Haim
—
Deed Of Trust
related
—
Oct 26, 1971
—
—
—
Grant 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.
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