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Property profile & analytics
OFF-MARKET
Estimated value
$4,850,000
Apartment buildings
1623 Victory Blvd Glendale, CA 91201-2912
Entity Owned
1-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-7000266
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1963
Construction
WOOD
Total area
13,786 SF
Lot
0.27 ac (11,762 SF)
Zoning code
GLC3YY
APN
5626-017-034
UPID
US09-7000266
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
-
Paula Muro Counselor
-
Ciera Properties LLC Property Management Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.75M
CAP Approach
CAP
$3.99M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$4.85M
Owner & transaction history
1623 Victory Blvd LLC · 1 yrs held
1623 Victory Blvd LLC
since 2025
Last sale
$5.0M
4 recorded transactions
Zoning & alternative use
GLC3YY · Glendale, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$7.1M
+99.0%
Retail stores
$7.1M
+98.7%
Auto repair, garage
$6.9M
+93.0%
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
$4,745,000
ML approach
$4,750,000
CAP Approach
CAP Return
Estimation
6%
$4,325,000
6.5%
$3,990,000
7%
$3,705,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$3,575,000
Current use
OFFICE BUILDING
$7,115,000
Change: +99% · Conversion: Moderate
RETAIL STORES
$7,100,000
Change: +99% · Conversion: Difficult
AUTO REPAIR, GARAGE
$6,900,000
Change: +93% · Conversion: Difficult
MEDICAL BUILDING
$6,265,000
Change: +75% · Conversion: Moderate
COMMERCIAL (GENERAL)
$5,580,000
Change: +56% · Conversion: Moderate
Blend value · Realmo final
$4.85M
Range $4.37M – $5.34M · ±10% · vs last sale $4.95M (May 23 2025)
Last sale anchor
$4.95M
May 23 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
$352 / 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
$6,957
Tax year 2024
Assessed value
$458,568
Assessed 2024
Previous assessed
$458,568
+0.0% YoY
Effective rate
1.52%
On assessed value
Assessed land
$122,068
Assessed improvement
$336,500
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1963
Construction
WOOD
Heating
NONE
Cooling
CENTRAL
Units
20
Total area
13,786 SF
Lot
0.27 ac (11,762 SF)
Zoning code
GLC3YY
APN
5626-017-034
UPID
US09-7000266
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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$3.6M
OFFICE BUILDING
Est. value
$7.1M
RETAIL STORES
Est. value
$7.1M
AUTO REPAIR, GARAGE
Est. value
$6.9M
MEDICAL BUILDING
Est. value
$6.3M
COMMERCIAL (GENERAL)
Est. value
$5.6M
APARTMENT HOUSE (5+ UNITS) Current
OFFICE BUILDING
RETAIL STORES
AUTO REPAIR, GARAGE
MEDICAL BUILDING
COMMERCIAL (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
1963
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
20
Lot
0.27 ac
Current owner
From public records · entity-resolved
1623 Victory Blvd LLC
Entity
Free & Clear · 1 yrs held
Mailing address
3054 SERENO AVE, VENTURA, CA 93003-4762
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 23, 2025
$4,950,000
1623 Victory Blvd LLC
Lucas Family Partners LP
Grant Deed
—
Jul 20, 2006
—
Lucas Family Partners
Lucas Family Partners
Quit Claim Deed
related
$1,200,000 · Universal Bank
Sep 13, 2004
—
Lucas Family Partners
Ryno,athena L
Quit Claim Deed
related
—
Aug 31, 1993
—
Lucas,barbara Tr
—
Deed Of Trust
related
—
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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