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Property profile & analytics
OFF-MARKET
Estimated value
$16,705,000
Investment properties
203 Elk Ave Glendale, CA 91204
Individually Owned
Absentee Owner
~
Est. High Equity
Property ID
US10-0006202
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
2017
Construction
WOOD
Total area
75,741 SF
Lot
0.5 ac (21,878 SF)
Zoning code
GLR4YY (DS
APN
5641-001-032
UPID
US10-0006202
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
$23.08M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$16.71M
Owner & transaction history
Stella Ghukasyan
Stella Ghukasyan
since 2026
4 recorded transactions
Zoning & alternative use
GLR4YY (DS · 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%
$24,995,000
6.5%
$23,075,000
7%
$21,425,000
Blend value · Realmo final
$16.71M
Range $15.03M – $18.38M · ±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
$221 / 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
$322,839
Tax year 2024
Assessed value
$29,192,819
Assessed 2024
Previous assessed
$29,192,819
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$3,483,320
Assessed improvement
$25,709,499
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
Off-Market
Year built
2017
Construction
WOOD
Units
50
Total area
75,741 SF
Lot
0.5 ac (21,878 SF)
Zoning code
GLR4YY (DS
APN
5641-001-032
UPID
US10-0006202
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
GLR4YY (DS · Glendale, CA
Zoning GLR4YY (DS · permitted uses
GLR4YY (DS · 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.
Building & site characteristics
From public records
Year built
2017
Construction
WOOD
Units
50
Lot
0.5 ac
Current owner
From public records · entity-resolved
Stella Ghukasyan
Individual
Mailing address
800 S BRAND BLVD, GLENDALE, CA 91204-2106
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
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
Mar 27, 2026
$1,000,000
Stella Ghukasyan
Pacific Town Center Development LLC
Grant Deed
$750,000 · Pacific Town Center Development LLC
Mar 27, 2026
$1,502,000
The Gordon And Seta Whitsy Trust
Pacific Town Center Development LLC
Grant Deed
—
Mar 27, 2026
$645,000
Syuzanria Minasyan
Pacific Town Center Development LLC
Grant Deed
$516,000 · Pacific Town Center Development LLC
Mar 27, 2026
—
Syuzanna Minasyan
Styopa Dallakyan
Quitclaim 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.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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