Entity Owned Property summary
AI-generated overview
Located at 1607–1619 Victory Boulevard in Glendale, California, in the Rancho Equestrian area, the property sits on a 21,041-square-foot parcel improved with three buildings totaling 12,485 square feet. The buildings include a mix of commercial/retail and residential income uses. The site is configured with multiple points of ingress and egress and features frontage along Victory Boulevard. The property is zoned C3 and located within the Commercial Service Height District 1, with no maximum Floor Area Ratio (F.A.R.) noted, and allows development up to three stories and a 50-foot height maximum by right. The existing commercial/retail components provide street frontage, while the residential units are arranged to support continued multifamily or small-lot style redevelopment potential, supported by the site’s access and zoning parameters.
Property profile
Verified
Property type
Other investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1961
Construction
WOOD
Total area
12,485 SF
Lot
0.48 ac (20,920 SF)
Zoning code
GLC3YY
APN
5626-017-035
UPID
US09-7000267
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Recording Studio
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.52M
CAP Approach
CAP
$3.81M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.51M
Owner & transaction history
since 2022
Last sale
$4.0M
7 recorded transactions
Zoning & alternative use
GLC3YY · Glendale, CA
Top alternative use upside
Auto repair, garage
$6.2M
+23.6%
Medical building
$5.7M
+12.3%
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 5 comparables with addresses
4 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$3.51M
Value range
$3.16M – $3.86M
±10% around blend
Estimated value / SF
$281 / SF
Confidence
High
5 county-verified comps
Property data
100
Market benchmarks
67
Comparable evidence
50
$3.16M
blend $3.51M
$3.86M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
12,485 SF
Lot area
0.48 ac
Year built
1961
Stories
1
APN
5626-017-035
Zoning
GLC3YY
Assessed value
$4,074,900
Annual tax
$45,795
3
Income approach: direct capitalization
Partial preview
Income approach indication
$3.81M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$4.12M
@ 6.5% CAP return
$3.81M
@ 7% CAP return
$3.53M
4
Sales comparison
Partial preview
Sales approach indication
$4.50M
Weighted, 5 comps · high confidence
Evidence
5 found · 5 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
4.8 mi away · 15,410 SF
6.5 mi away · 9,468 SF
8.9 mi away · 10,550 SF
9.3 mi away · 13,331 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$3.51M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 47 sales
$405
-31%
County 2504 sales
$309
-9%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $281/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Auto Repair, Garage
Gross theoretical uplift
+24%
vs current-use indication
Medical Building
Commercial (general) · current use
Industrial (general)
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 5 sales
Market rates by use type
PDF export
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Overview
Implied cap rate
7.00%
Implied, in-place cap rate for this other investment properties
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 7.00%
9.0%
NOI (est.)
$280k *
Last sale · Aug 2022
$4.00M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$4.00M
Move the market yield to see immediate price impact.
Value / SF
$320
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
6.50%7.00%7.50%
$252k
$3.87M
$3.60M
$3.36M
$280k
$4.30M
$4.00M
$3.73M
$308k
$4.73M
$4.39M
$4.10M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
5 found
High confidence · county-verified
Closest comparable
$4.95M
4.2 mi · Jan 2026 · $382/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$45,795
Tax year 2024
Assessed value
$4,074,900
Assessed 2024
Previous assessed
$4,074,900
+0.0% YoY
Effective rate
1.12%
On assessed value
Assessed land
$2,444,940
Assessed improvement
$1,629,960
Applied tax rate
4.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Other investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1961
Construction
WOOD
Heating
NONE
Cooling
YES
Buildings
3
Stories
1
Units
7
Bathrooms
4
Total area
12,485 SF
Lot
0.48 ac (20,920 SF)
Zoning code
GLC3YY
APN
5626-017-035
UPID
US09-7000267
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
GLC3YY · Glendale, CAZoning GLC3YY · permitted uses
GLC3YY · Glendale, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
1961
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Buildings
3
Units
7
Bathrooms
4
Lot
0.48 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
GLC3YY
Jurisdiction
Glendale, CA
Recorded code
GLC3YY
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for GLC3YY in Glendale, CA.
What opens after registration
Zoning profile
3 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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