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Property profile & analytics
OFF-MARKET
Estimated value
$785,000
Retail space
1947 Glenoaks Blvd Glendale, CA 91201-1546
Individually Owned
3-yr Hold
Free & Clear
Property ID
US09-6918895
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1947
Construction
TILT-UP CONCRETE
Total area
1,440 SF
Lot
0.09 ac (4,105 SF)
Zoning code
GLC3*
APN
5621-035-003
UPID
US09-6918895
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
-
Camcorder Repair Center Computer & Electronic Repair Auto Repair Shop
-
Gourgen's Catering Take-out & Catering Catering Service
-
Raffi's Sandwiches Restaurant
-
Eric's Camera Repair Computer & Electronic Repair Auto Repair Shop
-
A1 Video Proudaction Video Duplication Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$760k
CAP Approach
CAP
$825k
Comparable Approach
Comparable
$1.01M
Blend (final)
Blend
$785k
Owner & transaction history
Albert Hortananian · 3 yrs held
Albert Hortananian
since 2022
Last sale
$800,000
3 recorded transactions
Zoning & alternative use
GLC3* · Glendale, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$875,000
+18.1%
Office building
$745,000
+0.2%
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
$740,000
ML approach
$760,000
CAP Approach
CAP Return
Estimation
6%
$895,000
6.5%
$825,000
7%
$770,000
Alternative Use
Use
Estimation
RETAIL STORES
$740,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$875,000
Change: +18% · Conversion: Moderate
OFFICE BUILDING
$745,000
Change: +0% · Conversion: Easy
AUTO REPAIR, GARAGE
$720,000
Change: -3% · Conversion: Difficult
MEDICAL BUILDING
$655,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$785k
Range $707k – $864k · ±10% · vs last sale $800k (Aug 30 2022)
Last sale anchor
$800k
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
$545 / 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
$12,055
Tax year 2024
Assessed value
$1,087,217
Assessed 2024
Previous assessed
$1,087,217
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$652,330
Assessed improvement
$434,887
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1947
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Bathrooms
1
Total area
1,440 SF
Lot
0.09 ac (4,105 SF)
Zoning code
GLC3*
APN
5621-035-003
UPID
US09-6918895
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
GLC3* · Glendale, CA
Zoning GLC3* · permitted uses
GLC3* · 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
RETAIL STORES Current
Est. value
$740,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$875,000
OFFICE BUILDING
Est. value
$745,000
AUTO REPAIR, GARAGE
Est. value
$720,000
MEDICAL BUILDING
Est. value
$655,000
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
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
1947
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Bathrooms
1
Lot
0.09 ac
Current owner
From public records · entity-resolved
Albert Hortananian
Individual
Free & Clear · 3 yrs held
Mailing address
1947 W GLENOAKS BLVD, GLENDALE, CA 91201-1546
Mailing matches property
Yes
Owner-occupied
Yes
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
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 30, 2022
—
Albert Hortananian
Albert Hortananian
Intrafamily Transfer
related
—
Jan 10, 2022
$800,000
Albert Hortananian
Aura Investments INC
Grant Deed
—
Dec 30, 2005
—
Aura Investments INC
Los Angeles Homeowners Aid INC
Grant Deed
—
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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