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Property profile & analytics
OFF-MARKET
Estimated value
$1,145,000
Investment properties
145 Verdugo Rd Glendale, CA 91205-1459
Entity Owned
6-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6364347
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1948
Construction
WOOD
Total area
4,102 SF
Lot
0.15 ac (6,379 SF)
Zoning code
GLC3*
APN
5680-003-032
UPID
US09-6364347
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
-
Charcoal Kitchen Restaurant
-
Makeupbymellanii Cosmetic Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.25M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.15M
Owner & transaction history
Filfam Properties LLC · 6 yrs held
Filfam Properties LLC
since 2019
7 recorded transactions
Zoning & alternative use
GLC3* · Glendale, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.9M
+12.3%
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%
$1,355,000
6.5%
$1,250,000
7%
$1,160,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,660,000
Current use
MEDICAL BUILDING
$1,865,000
Change: +12% · Conversion: Easy
Blend value · Realmo final
$1.15M
Range $1.03M – $1.26M · ±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
$279 / 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
$25,202
Tax year 2024
Assessed value
$2,275,655
Assessed 2024
Previous assessed
$2,275,655
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$1,383,242
Assessed improvement
$892,413
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1948
Construction
WOOD
Heating
NONE
Buildings
3
Stories
1
Units
6
Bathrooms
6
Total area
4,102 SF
Lot
0.15 ac (6,379 SF)
Zoning code
GLC3*
APN
5680-003-032
UPID
US09-6364347
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.
Alternative use value scenarios
Repositioning upside vs current use
COMMERCIAL (GENERAL) Current
Est. value
$1.7M
MEDICAL BUILDING
Est. value
$1.9M
COMMERCIAL (GENERAL) Current
MEDICAL BUILDING
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
1948
Construction
WOOD
Heating
NONE
Stories
1
Buildings
3
Units
6
Bathrooms
6
Lot
0.15 ac
Current owner
From public records · entity-resolved
Filfam Properties LLC
Entity
Mailing address
1515 DOVE CT, PASADENA, CA 91107-1508
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
18 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 26, 2021
—
Filfam Properties LLC
—
Deed
related
$500,000 · Jpmorgan Chase Bank NA
Oct 28, 2019
—
Filfam Properties LLC
Levon Filian
Quit Claim Deed
—
Feb 23, 2018
$2,040,000
Levon Filian
Armen Amiryan
Grant Deed
$600,000 · Jpmorgan Chase Bank NA
Feb 23, 2018
—
Armen Movses Filian
Courtnee Filian
Intrafamily Transfer
related
—
Sep 4, 2014
—
Amiryan Living Trust
Amiryan,armen
Quit Claim Deed
related
—
Oct 18, 2013
$1,162,000
Armen Amiryan
Lanchian,albert
Grant Deed
$560,000 · Rediger Inv Mtg Fund
Oct 18, 2013
—
Armen Amiryan
Amiryan,hranush
Quit Claim Deed
related
—
Apr 13, 2010
—
Albert Lanchian
Sarkisyan,artour
Quit Claim Deed
related
—
May 25, 2007
—
Albert Lanchian
Lanchian,albert
Quit Claim Deed
related
—
Dec 21, 2006
$1,100,000
Albert Lanchian
Odet Shahnazarians
Grant Deed
$735,000 · Banco Popular North America
Sep 30, 2005
$1,070,000
Odet Shahnazarians
Assatourian,armik
Grant Deed
$633,000 · Greenpoint Mortgage Funding
Sep 30, 2005
—
Odet Shahnazarians
Shahnazarians,armik
Quit Claim Deed
related
—
Apr 30, 2002
$535,000
Armik Assatourian
Dimichieli Trust
Grant Deed
$296,000 · Jackson Federal Bank
Sep 1, 1999
$380,000
Dimichieli Trust
Grayson,myrna N
Grant Deed
$147,500 · Seller
Feb 29, 1996
—
Sugarman,sandra Trustee
Sugarman,s
Quit Claim Deed
related
—
Nov 16, 1995
—
Myrna N Grayson
Grayson,h
Quit Claim Deed
related
—
Nov 15, 1990
$20,000
Luis M Et Al Albert
Unknown
Grant Deed
—
—
—
Amiryan,armen
—
Deed Of Trust
related
$575,000 · Velocity Com'l Cap
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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