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Property profile & analytics
FOR SALE
Investment properties
1607 Victory Blvd Glendale, CA 91201
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7000267
No photos on file
For Sale
$4,690,000
1607 Victory Blvd, Glendale, CA 91201
View Listing →
Property profile
Verified
Property type
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
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Afterhours Recording Co Recording Studio
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.52M
CAP Approach
CAP
$3.81M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$3.77M
Owner & transaction history
274 West Spazier LLC · 3 yrs held
274 West Spazier LLC
since 2022
Last sale
$4.0M
7 recorded transactions
Zoning & alternative use
GLC3YY · Glendale, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$6.2M
+23.6%
Medical building
$5.7M
+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
$3,510,000
ML approach
$3,520,000
CAP Approach
CAP Return
Estimation
6%
$4,120,000
6.5%
$3,805,000
7%
$3,530,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$5,055,000
Current use
AUTO REPAIR, GARAGE
$6,245,000
Change: +24% · Conversion: Difficult
MEDICAL BUILDING
$5,675,000
Change: +12% · Conversion: Easy
INDUSTRIAL (GENERAL)
$4,875,000
Change: -4% · Conversion: Moderate
Blend value · Realmo final
$3.77M
Range $3.39M – $4.14M · ±10% · vs last sale $4.00M (Aug 30 2022)
Last sale anchor
$4.00M
Aug 30 2022
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
$302 / 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
$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
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
For Sale
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, CA
Zoning GLC3YY · permitted uses
GLC3YY · 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
$5.1M
AUTO REPAIR, GARAGE
Est. value
$6.2M
MEDICAL BUILDING
Est. value
$5.7M
INDUSTRIAL (GENERAL)
Est. value
$4.9M
COMMERCIAL (GENERAL) Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
INDUSTRIAL (GENERAL)
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
1961
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
1
Buildings
3
Units
7
Bathrooms
4
Lot
0.48 ac
Current owner
From public records · entity-resolved
274 West Spazier LLC
Entity
Mailing address
274 W SPAZIER AVE, BURBANK, CA 91502-2546
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 17, 2025
—
274 West Spazier LLC
—
Deed
related
$500,000 · United States Small Business Admin
Sep 7, 2022
—
274 West Spazier LLC
—
Deed
related
$1,660,000 · Cdc Small Business Finance Corp
Aug 30, 2022
$3,995,000
274 West Spazier LLC
Aero Market LLC
Grant Deed
$2,017,256 · First Foundation Bank
Aug 30, 2022
—
274 West Spazier LLC
—
Deed
related
$1,613,804 · First Foundation Bank
Oct 22, 2014
—
Aero Market LLC
Innocent Family Trust
Grant Deed
—
Dec 3, 2013
—
Aero Market LLC
Innocent Family Trust
Quit Claim Deed
related
—
Mar 26, 2013
—
Innocent Family Trust
Aero Market LLC
Quit Claim Deed
related
—
Oct 7, 2008
—
Aero Market LLC
Innocent,harry M
Quit Claim Deed
related
$470,000 · Case Family Trust
Sep 5, 2006
—
Richard E Innocent
Innocent,richard E
Quit Claim Deed
related
—
Jul 10, 2006
—
Raymond G Case
Case,raymond G & Roseann S
Quit Claim Deed
related
—
May 7, 2002
—
Raymond G Case
Case,r S & R G
Quit Claim Deed
related
—
Mar 12, 1999
—
Richard E Innocent
Innocent R E Trustee,
Quit Claim Deed
related
—
Apr 26, 1996
—
Innocent Harry M Co Tr
—
Deed Of Trust
related
—
Sep 22, 1992
—
Innocent Harry M Co Tr
—
Deed Of Trust
related
—
—
—
Aero Market LLC
—
Deed Of Trust
related
$470,000 · Case Family Trust
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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