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Property profile & analytics
OFF-MARKET
Estimated value
$3,390,000
Investment properties
221 Verdugo Rd Glendale, CA 91205-1424
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0416729
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1945
Construction
WOOD
Total area
8,675 SF
Lot
0.22 ac (9,688 SF)
Zoning code
GLC3*
APN
5680-006-021
UPID
US10-0416729
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
-
Verdure Nails & Spa Nail Salon
-
Pixie Dust Hair Salon Nail Salon
-
Photo & Frame Shop (Bike/Boat/Book/etc) Store Home Decor Store
-
Cybertek Solutions Inc IT Consulting Firm (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.31M
CAP Approach
CAP
$2.65M
Comparable Approach
Comparable
$4.61M
Blend (final)
Blend
$3.39M
Owner & transaction history
First Republic Bank · 3 yrs held
First Republic Bank
since 2022
Last sale
$3.4M
7 recorded transactions
Zoning & alternative use
GLC3* · Glendale, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$5.3M
+50.3%
Office building
$4.5M
+27.5%
Retail stores
$4.5M
+27.3%
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
$3,540,000
ML approach
$3,310,000
CAP Approach
CAP Return
Estimation
6%
$2,865,000
6.5%
$2,645,000
7%
$2,455,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$3,510,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$5,280,000
Change: +50% · Conversion: Difficult
OFFICE BUILDING
$4,475,000
Change: +27% · Conversion: Easy
RETAIL STORES
$4,470,000
Change: +27% · Conversion: Easy
AUTO REPAIR, GARAGE
$4,340,000
Change: +24% · Conversion: Difficult
MEDICAL BUILDING
$3,945,000
Change: +12% · Conversion: Easy
INDUSTRIAL (GENERAL)
$3,385,000
Change: -4% · Conversion: Moderate
Blend value · Realmo final
$3.39M
Range $3.05M – $3.73M · ±10% · vs last sale $3.35M (Oct 6 2022)
Last sale anchor
$3.35M
Oct 6 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
$391 / 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
$38,529
Tax year 2024
Assessed value
$3,428,950
Assessed 2024
Previous assessed
$3,428,950
+0.0% YoY
Effective rate
1.12%
On assessed value
Assessed land
$2,050,200
Assessed improvement
$1,378,750
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
1945
Construction
WOOD
Heating
NONE
Cooling
YES
Stories
2
Units
14
Bathrooms
14
Total area
8,675 SF
Lot
0.22 ac (9,688 SF)
Zoning code
GLC3*
APN
5680-006-021
UPID
US10-0416729
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
COMMERCIAL (GENERAL) Current
Est. value
$3.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.3M
OFFICE BUILDING
Est. value
$4.5M
RETAIL STORES
Est. value
$4.5M
AUTO REPAIR, GARAGE
Est. value
$4.3M
MEDICAL BUILDING
Est. value
$3.9M
INDUSTRIAL (GENERAL)
Est. value
$3.4M
COMMERCIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
RETAIL STORES
AUTO REPAIR, GARAGE
MEDICAL BUILDING
INDUSTRIAL (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
1945
Construction
WOOD
Heating
NONE
Cooling
Yes
Stories
2
Units
14
Bathrooms
14
Lot
0.22 ac
Current owner
From public records · entity-resolved
First Republic Bank
Entity
Mailing address
802 N BEDFORD DR, BEVERLY HILLS, CA 90210-3024
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 6, 2022
—
First Republic Bank
Verdugo Road Partners LLC
Assignment Of Lease (leasehold Sale)
—
Oct 6, 2022
$3,350,000
Verdugo Road Partners LLC
Glen Wilkins Family Limited Partner
Grant Deed
$2,000,000 · First Republic Bank
Nov 16, 2021
—
Glen Wilkins Family Limited Partner
—
Deed
related
$670,000 · Lantern Financial Corporation
Nov 10, 2020
—
Glen Wilkins Family Limited Parners
—
Deed
related
$493,000 · Lantern Financial Corporation
Apr 9, 2018
—
Glen Wilkins Family LP
—
Deed
related
$150,000 · Showcase Invs INC
Mar 11, 2004
—
Wilkins,tr
Wilkins,tr
Quit Claim Deed
related
—
—
—
Glen Wilkins Family LP
—
Deed Of Trust
related
$150,000 · Showcase Invs INC
Feb 8, 1966
—
—
—
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.
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