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Property profile & analytics
OFF-MARKET
Estimated value
$1,240,000
Assisted living facilities
3050 Montrose Ave Glendale, CA 91214-3619
Entity Owned
14-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0397678
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1967
Construction
WOOD
Total area
22,998 SF
Lot
0.98 ac (42,779 SF)
Zoning code
GLR3
APN
5610-008-034
UPID
US10-0397678
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
-
La Crescenta Health Care Center Nursing Home
-
KARINE KIRAKOSYAN Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.24M
Owner & transaction history
Grancare Verdugo Vista LLC · 14 yrs held
Grancare Verdugo Vista LLC
since 2012
7 recorded transactions
Zoning & alternative use
GLR3 · 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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$54 / 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
$95,290
Tax year 2024
Assessed value
$8,412,780
Assessed 2024
Previous assessed
$8,412,780
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$3,341,074
Assessed improvement
$5,071,706
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1967
Construction
WOOD
Heating
NONE
Stories
1
Total area
22,998 SF
Lot
0.98 ac (42,779 SF)
Zoning code
GLR3
APN
5610-008-034
UPID
US10-0397678
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
GLR3 · Glendale, CA
Zoning GLR3 · permitted uses
GLR3 · 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
1967
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.98 ac
Current owner
From public records · entity-resolved
Grancare Verdugo Vista LLC
Entity
Mailing address
920 RIDGEBROOK RD, SPARKS, MD 21152-9390
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 4, 2012
—
Grancare Verdugo Vista LLC
Grancare Verdugo Vista LP
Quit Claim Deed
$58,250,000 · Capital One
Nov 5, 2010
$12,960,000
Grancare Verdugo Vista LP
Gormley Family Ptshp
Deed Of Trust
$57,477,000 · Nationwide Health Props INC
Mar 30, 1999
—
Gromly Family Partnership
—
Deed Of Trust
related
$1,100,000 · Midland Life Insurance Co
Mar 5, 1993
—
Gormly Family Partnership
Gormly,theresa K
Quit Claim Deed
related
$2,150,000 · Gormly Trust
Nov 3, 1971
$21,000
—
—
Grant Deed
related
—
—
—
Donald W Gormly
—
Deed Of Trust
related
$281,000 · Industrial Bank
—
—
Donald W Gormly
—
Deed Of Trust
related
$695,000 · Standard Insurance Co
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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