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Property profile & analytics
OFF-MARKET
Estimated value
$4,515,000
Investment properties
222 Brand Blvd Glendale, CA 91203-2610
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7900999
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1922
Construction
TILT-UP CONCRETE
Total area
9,480 SF
Lot
0.16 ac (7,045 SF)
Zoning code
GLC3YY
APN
5642-016-061
UPID
US09-7900999
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
-
Éxito Glendale Grocery & Convenience Store Food Market
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$4.45M
CAP Approach
CAP
$2.89M
Comparable Approach
Comparable
$4.60M
Blend (final)
Blend
$4.52M
Owner & transaction history
Landon Investments LLC · 1 yrs held
Landon Investments LLC
since 2025
Last sale
$4.5M
6 recorded transactions
Zoning & alternative use
GLC3YY · Glendale, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$6.3M
+63.4%
Neighborhood: shopping center
$5.8M
+50.3%
Office building
$4.9M
+27.5%
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
$4,125,000
ML approach
$4,450,000
CAP Approach
CAP Return
Estimation
6%
$3,130,000
6.5%
$2,890,000
7%
$2,680,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$3,840,000
Current use
RESTAURANT
$6,270,000
Change: +63% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$5,770,000
Change: +50% · Conversion: Difficult
OFFICE BUILDING
$4,890,000
Change: +27% · Conversion: Easy
RETAIL STORES
$4,885,000
Change: +27% · Conversion: Easy
AUTO REPAIR, GARAGE
$4,745,000
Change: +24% · Conversion: Difficult
MEDICAL BUILDING
$4,310,000
Change: +12% · Conversion: Easy
INDUSTRIAL (GENERAL)
$3,700,000
Change: -4% · Conversion: Moderate
Blend value · Realmo final
$4.52M
Range $4.06M – $4.97M · ±10% · vs last sale $4.50M (Mar 24 2025)
Last sale anchor
$4.50M
Mar 24 2025
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
$476 / 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
$39,967
Tax year 2024
Assessed value
$3,485,340
Assessed 2024
Previous assessed
$3,485,340
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$3,136,806
Assessed improvement
$348,534
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
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1922
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
OTHER
Stories
1
Units
1
Bathrooms
7
Total area
9,480 SF
Lot
0.16 ac (7,045 SF)
Zoning code
GLC3YY
APN
5642-016-061
UPID
US09-7900999
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
GLC3YY · Glendale, CA
Zoning GLC3YY · permitted uses
GLC3YY · 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
$3.8M
RESTAURANT
Est. value
$6.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.8M
OFFICE BUILDING
Est. value
$4.9M
RETAIL STORES
Est. value
$4.9M
AUTO REPAIR, GARAGE
Est. value
$4.7M
MEDICAL BUILDING
Est. value
$4.3M
INDUSTRIAL (GENERAL)
Est. value
$3.7M
COMMERCIAL (GENERAL) Current
RESTAURANT
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
1922
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Units
1
Bathrooms
7
Lot
0.16 ac
Current owner
From public records · entity-resolved
Landon Investments LLC
Entity
Mailing address
1419 BOARDMAN CANFIELD RD, YOUNGSTOWN, OH 44512-8062
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
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
Sep 4, 2025
—
Landon Investments LLC
—
Deed
related
$1,300,000 · Jpmorgan Chase Bank NA
Mar 24, 2025
$4,500,000
Landon Investments LLC
222 Brand Blvd Realty LLC
Grant Deed
—
Apr 15, 2022
—
Hilda Hovanesian
Roland Mardiross Asl
Affidavit Death Of Trustee/successor Trustee
—
Apr 15, 2022
$3,350,000
222 Brand Blvd Realty LLC
Hilda Hovanesian
Grant Deed
$3,417,500 · Zb NA
Mar 27, 2012
—
Mardiross-asl Sarkis Trust
Mardiross-asl,sarkis
Quit Claim Deed
related
—
—
—
Sarkis Mardiross-asl
—
Deed Of Trust
related
$250,000 · Pacific Enterprise Bank
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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