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Property profile & analytics
OFF-MARKET
Estimated value
$3,110,000
Investment properties
233 Brand Blvd Glendale, CA 91203-2609
Entity Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-7900982
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1922
Total area
7,715 SF
Lot
0.17 ac (7,407 SF)
Zoning code
GLC3*
APN
5642-015-029
UPID
US09-7900982
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
-
TGI Black Friday Grocery & Convenience Store Food Market
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.96M
CAP Approach
CAP
$2.35M
Comparable Approach
Comparable
$4.29M
Blend (final)
Blend
$3.11M
Owner & transaction history
233 North Brand LLC · 3 yrs held
233 North Brand LLC
since 2023
Last sale
$3.3M
4 recorded transactions
Zoning & alternative use
GLC3* · Glendale, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$5.1M
+63.4%
Neighborhood: shopping center
$4.7M
+50.3%
Office building
$4.0M
+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
$2,985,000
ML approach
$2,955,000
CAP Approach
CAP Return
Estimation
6%
$2,545,000
6.5%
$2,350,000
7%
$2,180,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$3,125,000
Current use
RESTAURANT
$5,100,000
Change: +63% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$4,695,000
Change: +50% · Conversion: Difficult
OFFICE BUILDING
$3,980,000
Change: +27% · Conversion: Easy
RETAIL STORES
$3,975,000
Change: +27% · Conversion: Easy
AUTO REPAIR, GARAGE
$3,860,000
Change: +24% · Conversion: Difficult
MEDICAL BUILDING
$3,505,000
Change: +12% · Conversion: Easy
INDUSTRIAL (GENERAL)
$3,010,000
Change: -4% · Conversion: Moderate
Blend value · Realmo final
$3.11M
Range $2.80M – $3.42M · ±10% · vs last sale $3.25M (Jul 7 2023)
Last sale anchor
$3.25M
Jul 7 2023
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
$403 / 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
$36,712
Tax year 2024
Assessed value
$3,250,000
Assessed 2024
Previous assessed
$3,250,000
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$3,250,000
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
1922
Heating
NONE
Cooling
YES
Stories
1
Bathrooms
8
Total area
7,715 SF
Lot
0.17 ac (7,407 SF)
Zoning code
GLC3*
APN
5642-015-029
UPID
US09-7900982
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
$3.1M
RESTAURANT
Est. value
$5.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$4.7M
OFFICE BUILDING
Est. value
$4.0M
RETAIL STORES
Est. value
$4.0M
AUTO REPAIR, GARAGE
Est. value
$3.9M
MEDICAL BUILDING
Est. value
$3.5M
INDUSTRIAL (GENERAL)
Est. value
$3.0M
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
Heating
NONE
Cooling
Yes
Stories
1
Bathrooms
8
Lot
0.17 ac
Current owner
From public records · entity-resolved
233 North Brand LLC
Entity
Free & Clear · 3 yrs held
Mailing address
213 N BRAND BLVDA, GLENDALE, CA 91203
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
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
Jul 7, 2023
$3,250,000
233 North Brand LLC
Hilda Hovanesian Nee Mardiross Asl
Grant Deed
—
May 7, 2012
—
Sarkis Mardiross
Mardiross-asl,anik
Affidavit Of Death
related
$250,000 · Pacific Enterprise Bank
Feb 17, 2012
—
Mardiross-asl S 2011 Trust
Mardiross-asl,sarkis
Quit Claim Deed
related
—
Apr 25, 1991
—
Sar Mardirossasl
Merderosasl,edmo
Grant Deed
$280,000 · Investors Thrift
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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