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Property profile & analytics
OFF-MARKET
Estimated value
$14,075,000
Assisted living facilities
1230 Windsor Rd Glendale, CA 91205-2656
Entity Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-7898388
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1972
Construction
WOOD
Total area
110,980 SF
Lot
2.22 ac (96,602 SF)
Zoning code
HOME FOR A
APN
5679-032-016
UPID
US09-7898388
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
-
Ararat Gardens Nursing Home Retirement Community
-
Windsor Florist (Bike/Boat/Book/etc) Store Florist
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.03M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$18.33M
Blend (final)
Blend
$14.08M
Owner & transaction history
Ararat Home Of Los Angeles INC · 3 yrs held
Ararat Home Of Los Angeles INC
since 2023
Last sale
$14.5M
7 recorded transactions
Zoning & alternative use
HOME FOR A · 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
$14,015,000
ML approach
$9,030,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$14.08M
Range $12.67M – $15.48M · ±10% · vs last sale $14.50M (Mar 1 2023)
Last sale anchor
$14.50M
Mar 1 2023
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
$127 / 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
$70,890
Tax year 2024
Assessed value
$5,775,973
Assessed 2024
Previous assessed
$5,775,973
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$749,952
Assessed improvement
$5,026,021
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
1972
Construction
WOOD
Heating
NONE
Buildings
3
Stories
1
Total area
110,980 SF
Lot
2.22 ac (96,602 SF)
Zoning code
HOME FOR A
APN
5679-032-016
UPID
US09-7898388
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
HOME FOR A · Glendale, CA
Zoning HOME FOR A · permitted uses
HOME FOR A · 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
1972
Construction
WOOD
Heating
NONE
Stories
1
Buildings
3
Lot
2.22 ac
Current owner
From public records · entity-resolved
Ararat Home Of Los Angeles INC
Entity
Free & Clear · 3 yrs held
Mailing address
15105 MSN HLS RD, MISSION HILLS, CA 91345-1103
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 2, 2023
—
Ararat Home Of Los Angeles INC
—
Deed
related
$10,915,000 · California Municipal Finance Authority
Mar 1, 2023
$14,500,000
Ararat Home Of Los Angeles INC
Humangood Socal
Grant Deed
—
Nov 19, 2020
—
Humangood Socal
California Presbyteri Southern
Quit Claim Deed
—
Aug 13, 1971
—
Calif Presbyterian Homes So
—
Grant Deed
related
—
—
—
Southern Cal Pre
—
Deed Of Trust
related
$6,500,000 · Benefit Us Trust
—
—
Southern Cal Pre
—
Deed Of Trust
related
$35,000,000 · Benefit Us Trust
—
—
Ca Presbyterian Hms Southern
—
Deed Of Trust
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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