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Property profile & analytics
OFF-MARKET
Estimated value
$1,895,000
Office buildings
1809 Verdugo Blvd Ste 205 Glendale, CA 91208-1402
Entity Owned
21-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0049701
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1984
Construction
WOOD
Total area
5,750 SF
Lot
0.81 ac (35,427 SF)
Zoning code
GLC2*
APN
5813-004-096
UPID
US10-0049701
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.86M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.90M
Owner & transaction history
Harry H Ahn LLC · 21 yrs held
Harry H Ahn LLC
since 2004
6 recorded transactions
Zoning & alternative use
GLC2* · Glendale, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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%
$2,010,000
6.5%
$1,855,000
7%
$1,725,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,965,000
Current use
RETAIL STORES
$2,960,000
Change: 0% · Conversion: Moderate
AUTO REPAIR, GARAGE
$2,875,000
Change: -3% · Conversion: Difficult
MEDICAL BUILDING
$2,615,000
Change: -12% · Conversion: Easy
Blend value · Realmo final
$1.90M
Range $1.71M – $2.08M · ±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
$330 / 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
$28,165
Tax year 2024
Assessed value
$2,500,837
Assessed 2024
Previous assessed
$2,500,837
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$409,967
Assessed improvement
$2,090,870
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
1984
Construction
WOOD
Heating
NONE
Cooling
OTHER
Total area
5,750 SF
Lot
0.81 ac (35,427 SF)
Zoning code
GLC2*
APN
5813-004-096
UPID
US10-0049701
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
GLC2* · Glendale, CA
Zoning GLC2* · permitted uses
GLC2* · 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
OFFICE BUILDING Current
Est. value
$3.0M
RETAIL STORES
Est. value
$3.0M
AUTO REPAIR, GARAGE
Est. value
$2.9M
MEDICAL BUILDING
Est. value
$2.6M
OFFICE BUILDING Current
RETAIL STORES
AUTO REPAIR, GARAGE
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
1984
Construction
WOOD
Heating
NONE
Cooling
Yes
Lot
0.81 ac
Current owner
From public records · entity-resolved
Harry H Ahn LLC
Entity
Mailing address
500 HIGHLAND DR, LA CANADA FLINTRIDGE, CA 91011-4031
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2004
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 9, 2009
—
Harry H Ahn LLC
—
Deed Of Trust
related
$2,835,000 · Zions First National Bank
Aug 11, 2004
—
Harry H Ahn LLC
Holcris Equity II LLC
Grant Deed
related
—
Oct 22, 1999
—
Holcris Equity II LLC
—
Deed Of Trust
related
$2,840,000 · Lehman Brothers Bank Fsb
—
—
Harry H Ahn LLC
—
Deed Of Trust
related
$5,515,000 · Hanmi Bank
—
—
Holcris Equity Corp
—
Deed Of Trust
related
$600,000 · Lonser Trust
—
—
Harry H Ahn LLC
—
Deed Of Trust
related
$3,500,000 · Private Capital Fund LLC
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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