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Property profile & analytics
FOR SALE
Manufacturing properties
1838 S Brand Blvd Glendale, CA 91204
Entity Owned
3-yr Hold
Absentee Owner
Property ID
US09-9523934
For Sale
1 / 4
$7,215,000
1838 S Brand Blvd, Glendale, CA 91204
View Listing →
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1921
Construction
WOOD
Total area
9,050 SF
Lot
0.63 ac (27,430 SF)
Zoning code
GLM1AY
APN
5640-041-031
UPID
US09-9523934
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
$7.13M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.75M
Blend (final)
Blend
$7.22M
Owner & transaction history
1838 Glendale LLC · 3 yrs held
1838 Glendale LLC
since 2022
Last sale
$8.1M
6 recorded transactions
Zoning & alternative use
GLM1AY · Glendale, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$6.0M
+69.4%
Neighborhood: shopping center
$5.5M
+55.9%
Office building
$4.7M
+32.2%
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
$7,045,000
ML approach
$7,125,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$5,985,000
Change: +69% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$5,510,000
Change: +56% · Conversion: Difficult
OFFICE BUILDING
$4,670,000
Change: +32% · Conversion: Difficult
RETAIL STORES
$4,660,000
Change: +32% · Conversion: Moderate
AUTO REPAIR, GARAGE
$4,530,000
Change: +28% · Conversion: Easy
Blend value · Realmo final
$7.22M
Range $6.49M – $7.94M · ±10% · vs last sale $8.08M (Aug 19 2022)
Last sale anchor
$8.08M
Aug 19 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
$797 / 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
$142,464
Tax year 2024
Assessed value
$13,041,600
Assessed 2024
Previous assessed
$13,041,600
+0.0% YoY
Effective rate
1.09%
On assessed value
Assessed land
$8,241,600
Assessed improvement
$4,800,000
Applied tax rate
11.0000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
For Sale
Year built
1921
Construction
WOOD
Heating
NONE
Cooling
YES
Buildings
3
Bathrooms
2
Total area
9,050 SF
Lot
0.63 ac (27,430 SF)
Zoning code
GLM1AY
APN
5640-041-031
UPID
US09-9523934
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
GLM1AY · Glendale, CA
Zoning GLM1AY · permitted uses
GLM1AY · 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
RESTAURANT
Est. value
$6.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.5M
OFFICE BUILDING
Est. value
$4.7M
RETAIL STORES
Est. value
$4.7M
AUTO REPAIR, GARAGE
Est. value
$4.5M
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
RETAIL STORES
AUTO REPAIR, GARAGE
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
1921
Construction
WOOD
Heating
NONE
Cooling
Yes
Buildings
3
Bathrooms
2
Lot
0.63 ac
Current owner
From public records · entity-resolved
1838 Glendale LLC
Entity
Mailing address
101 E GAY STPMB531, WEST CHESTER, PA 19381-5089
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 19, 2022
$8,080,000
1838 Glendale LLC
Nor Brand LLC
Grant Deed
$33,750,000 · Parkview Financial Reit LP
Jun 11, 2020
—
Nor Brand LLC
—
Deed
related
$3,500,000 · Golden State Bank
Oct 18, 2017
—
Nor Brand LLC
Balian Investments LLC
Quit Claim Deed
—
Nov 24, 2015
—
Julie A Saenz
Bernard Krajniak
Affidavit Of Death
—
Nov 20, 2015
$1,525,500
Balian Investments LLC
Dikranouhi Mkhsi Gevorkian
Grant Deed
$313,000 · First General Bank
Oct 21, 2002
—
Kranjiak,bernard & Lillian Tr
Krajniak,b & L
Grant Deed
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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