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Property profile & analytics
OFF-MARKET
Estimated value
$1,295,000
Investment properties
1600 Victory Blvd Glendale, CA 91201-2915
Entity Owned
13-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0391671
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1941
Construction
WOOD
Total area
4,615 SF
Lot
0.17 ac (7,360 SF)
Zoning code
GLCMYY
APN
5626-011-015
UPID
US10-0391671
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
-
Blikian Chiropractic and Acupuncture Inc Alternative Medicine Practice
-
Vicwest Medical Clinic Medical Clinic
-
Good Care Clinic Medical Clinic
-
Wilbur Benjamin MD Pediatrician Physician
-
Hagop Blikian Alternative Medicine Practice
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.41M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.30M
Owner & transaction history
1600 West Victory LLC · 13 yrs held
1600 West Victory LLC
since 2012
7 recorded transactions
Zoning & alternative use
GLCMYY · Glendale, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$2.1M
+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%
$1,525,000
6.5%
$1,405,000
7%
$1,305,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,870,000
Current use
MEDICAL BUILDING
$2,100,000
Change: +12% · Conversion: Easy
Blend value · Realmo final
$1.30M
Range $1.17M – $1.42M · ±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
$281 / 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
$17,630
Tax year 2024
Assessed value
$1,569,457
Assessed 2024
Previous assessed
$1,569,457
+0.0% YoY
Effective rate
1.12%
On assessed value
Assessed land
$1,146,914
Assessed improvement
$422,543
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
1941
Construction
WOOD
Heating
NONE
Cooling
YES
Buildings
2
Stories
1
Total area
4,615 SF
Lot
0.17 ac (7,360 SF)
Zoning code
GLCMYY
APN
5626-011-015
UPID
US10-0391671
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
GLCMYY · Glendale, CA
Zoning GLCMYY · permitted uses
GLCMYY · 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
$1.9M
MEDICAL BUILDING
Est. value
$2.1M
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
1941
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Lot
0.17 ac
Current owner
From public records · entity-resolved
1600 West Victory LLC
Entity
Mailing address
320 E HARVARD ST, GLENDALE, CA 91205-1019
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 18, 2021
—
1600 West Victory LLC
—
Deed
related
$1,000,000 · First Republic Bank
May 15, 2019
—
1600 West Victory LLC
—
Deed
related
$3,300,000 · Golden State Bank
Dec 27, 2012
$1,300,000
1600 West Victory LLC
One Victory Investment LLC
Grant Deed
—
Aug 9, 2007
—
One Victory Investment LLC
Agazaryan,avag & Vartui
Grant Deed
related
—
Mar 1, 2005
$2,500,000
Avag Agazaryan
Central Associates LLC
Grant Deed
$700,000 · Centennial Bank
Sep 11, 2003
—
Central Associates LLC
Central Associates LLC
Quit Claim Deed
related
—
Jul 15, 2002
$2,150,000
Central Associates LLC
Demski Trust
Grant Deed
$2,200,000 · Namco Capital Group INC
Jul 6, 1970
—
—
—
Grant Deed
related
—
—
—
1600 West Victory LLC
—
Deed Of Trust
related
$3,300,000 · Golden St Bk
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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