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Property profile & analytics
OFF-MARKET
Estimated value
$735,000
Retail space
1266 Glendale Ave Glendale, CA 91205-3205
Individually Owned
Absentee Owner
~
Est. High Equity
Property ID
US09-6357964
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1966
Construction
WOOD
Total area
4,080 SF
Lot
0.28 ac (12,179 SF)
Zoning code
GLC3*
APN
5676-029-034
UPID
US09-6357964
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
-
Taqueria El Tapatio Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$460k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$534k
Blend (final)
Blend
$735k
Owner & transaction history
Ashot Vardanian
Ashot Vardanian
since 2025
Last sale
$975,000
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
$460,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$735k
Range $662k – $809k · ±10% · vs last sale $975k (May 5 2025)
Last sale anchor
$975k
May 5 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
$180 / 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
$28,407
Tax year 2024
Assessed value
$2,550,000
Assessed 2024
Previous assessed
$2,550,000
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$1,887,000
Assessed improvement
$663,000
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1966
Construction
WOOD
Heating
NONE
Buildings
2
Stories
1
Total area
4,080 SF
Lot
0.28 ac (12,179 SF)
Zoning code
GLC3*
APN
5676-029-034
UPID
US09-6357964
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
1966
Construction
WOOD
Heating
NONE
Stories
1
Buildings
2
Lot
0.28 ac
Current owner
From public records · entity-resolved
Ashot Vardanian
Individual
Mailing address
1475 DESCANSO DR, LA CANADA FLINTRIDGE, CA 91011-3138
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 5, 2025
$975,000
Ashot Vardanian
Rozs Angels Holdings LLC
Grant Deed
$451,000 · Rozs Angels Holdings LLC
Aug 5, 2025
—
Ashot Vardanian
Gayane Mutafian
Deed
related
—
Jun 3, 2019
—
Rmz Trust
Zoraster,richard M
Quit Claim Deed
related
—
Jan 14, 2019
$454,000
Richard M Zoraster
Zoraster,steven
Grant Deed
related
—
Nov 6, 2018
—
Daz LLC
Zoraster,david A
Quit Claim Deed
—
Oct 24, 2018
$454,000
Richard M Zoraster
Zoraster,steven
Grant Deed
related
—
Sep 14, 2018
—
David A Zoraster
Zoraster,cheryl L
Affidavit Of Death
related
—
Apr 20, 2005
$200,000
Daz LLC
Zoraster,john L
Grant Deed
—
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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