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Property profile & analytics
OFF-MARKET
Estimated value
$8,125,000
Investment properties
337 Brand Blvd Glendale, CA 91203-2303
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6579772
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1924
Construction
TILT-UP CONCRETE
Total area
20,000 SF
Lot
0.18 ac (7,662 SF)
Zoning code
GLC3
APN
5643-020-056
UPID
US09-6579772
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
-
3 Day Blinds Spa & Massage Center Alternative Medicine Practice
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$8.03M
CAP Approach
CAP
$6.10M
Comparable Approach
Comparable
$11.08M
Blend (final)
Blend
$8.13M
Owner & transaction history
Brandwood LLC · 2 yrs held
Brandwood LLC
since 2023
Last sale
$8.4M
7 recorded transactions
Zoning & alternative use
GLC3 · Glendale, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$13.2M
+63.4%
Neighborhood: shopping center
$12.2M
+50.3%
Office building
$10.3M
+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
$7,705,000
ML approach
$8,025,000
CAP Approach
CAP Return
Estimation
6%
$6,600,000
6.5%
$6,095,000
7%
$5,660,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$8,095,000
Current use
RESTAURANT
$13,225,000
Change: +63% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$12,170,000
Change: +50% · Conversion: Difficult
OFFICE BUILDING
$10,320,000
Change: +27% · Conversion: Easy
RETAIL STORES
$10,305,000
Change: +27% · Conversion: Easy
AUTO REPAIR, GARAGE
$10,005,000
Change: +24% · Conversion: Difficult
MEDICAL BUILDING
$9,090,000
Change: +12% · Conversion: Easy
INDUSTRIAL (GENERAL)
$7,805,000
Change: -4% · Conversion: Moderate
Blend value · Realmo final
$8.13M
Range $7.31M – $8.94M · ±10% · vs last sale $8.38M (Aug 30 2023)
Last sale anchor
$8.38M
Aug 30 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
$406 / 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
$94,321
Tax year 2024
Assessed value
$8,384,500
Assessed 2024
Previous assessed
$8,384,500
+0.0% YoY
Effective rate
1.12%
On assessed value
Assessed land
$1,050,000
Assessed improvement
$7,334,500
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
1924
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
20,000 SF
Lot
0.18 ac (7,662 SF)
Zoning code
GLC3
APN
5643-020-056
UPID
US09-6579772
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
$8.1M
RESTAURANT
Est. value
$13.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$12.2M
OFFICE BUILDING
Est. value
$10.3M
RETAIL STORES
Est. value
$10.3M
AUTO REPAIR, GARAGE
Est. value
$10.0M
MEDICAL BUILDING
Est. value
$9.1M
INDUSTRIAL (GENERAL)
Est. value
$7.8M
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
1924
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.18 ac
Current owner
From public records · entity-resolved
Brandwood LLC
Entity
Mailing address
658 ROBIN GLN DR, GLENDALE, CA 91202-1140
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
41 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 10, 2025
—
Brandwooed LLC
—
Deed
related
$6,750,000 · Golden State Bank
Aug 30, 2023
$8,384,500
Brandwood LLC
Jde Brand INC
Grant Deed
$5,869,150 · Il Ym LLC
Apr 25, 2023
—
Jde Brand INC
—
Deed
related
$285,000 · Petros Khudikian
Dec 14, 2021
—
Jde Brand INC
—
Deed
related
$2,000,000 · United States Small Business Admin
Oct 19, 2021
—
Jde Brand INC
—
Deed
related
$595,000 · The Ronald Peristein Money Purchase Pens
Dec 30, 2019
—
Jde Brand INC
—
Deed
related
$6,700,000 · Open Bank
Jun 14, 2019
—
Jde Brand INC
—
Deed
related
$6,500,000 · Avatar Glendale Hotel LLC
Jan 23, 2019
—
Jde Brand INC
—
Deed
related
$825,000 · Danco
May 11, 2018
—
Jde Brand INC
—
Deed
related
$627,000 · Other Institutional Lenders
Sep 1, 2017
—
Jde Brand INC
—
Deed
related
$470,000 · Wilshire Fin Ptrs
Jun 7, 2017
—
Jde Brand INC
—
Deed
related
$185,000 · Petros Khudikian
Oct 12, 2016
—
Jde Brand INC
—
Deed
related
$350,000 · Wilshire Fin Ptrs
Aug 21, 2013
—
Jde Brand INC
Brandwood Hotel INC
Quit Claim Deed
related
$3,420,000 · Hahan Small Business Lending INC
Jun 30, 2006
—
Brandwood Hotel INC
Dekhudikine,jahn
Grant Deed
related
—
Jun 9, 1999
$10,000
Oganes Khudikyan
Khachikyan,r
Quit Claim Deed
—
Mar 30, 1988
$365,455
Bell Nora J
Barro
Grant Deed
related
$660,000 · Sumitomo Bank
—
—
Jde Brand INC
—
Deed Of Trust
related
$185,000 · Petros Khudikian
—
—
Oganes Khudikyan
—
Deed Of Trust
related
$1,565,000 · Wilshire State Bank
—
—
Jde Brand INC
—
Deed Of Trust
related
$175,000 · Lyudmila Utkina
—
—
Oganes Khudikyan
—
Deed Of Trust
related
$150,000 · Individual
—
—
Jde Brand INC
—
Deed Of Trust
related
$470,000 · Wilshire Fin Ptrs
—
—
Jahn D Khudikine
—
Deed Of Trust
related
$90,000 · Abstract Holdings INC
—
—
Jde Brand INC
—
Loan Modification
related
$627,000 · Other Institutional Lenders
—
—
Oganes Khudikyan
—
Deed Of Trust
related
$30,000 · Razmik Grigorian
—
—
Jahn De Khudikine
—
Deed Of Trust
related
$114,000 · Abstract Holdings INC
—
—
Jahn Dekhudikine
—
Deed Of Trust
related
$590,000 · Wilshire State Bank
—
—
Branwood Hotel INC
—
Deed Of Trust
related
$2,050,000 · Wilshire State Bank
—
—
Brandwood Hotel INC
—
Deed Of Trust
related
$100,000 · Lyudmila Utkina
—
—
Jahn De Khudikine
—
Deed Of Trust
related
$60,000 · Greenberg Trust
—
—
Jde Brand INC
—
Deed Of Trust
related
$350,000 · Wilshire Fin Ptrs
—
—
Oganes Khudikyan
—
Deed Of Trust
related
$42,000 · Razmik Grigorian
—
—
Oganes Khudikyan
—
Deed Of Trust
related
$70,000 · Simon
—
—
Oganes Kudikyan
—
Deed Of Trust
related
$50,000 · Individual
—
—
Nora J Bell
—
Deed Of Trust
related
$200,000 · Individual
—
—
Brandwood Hotel INC
—
Deed Of Trust
related
$2,050,000 · Wilshire State Bank
—
—
Brandwood Hotel INC
—
Deed Of Trust
related
$3,300,000 · Spring7 Loft LLC
—
—
Brandwood Hotel INC
—
Deed Of Trust
related
$75,000 · Gevork Dovlatian
—
—
Jde Brand INC
—
Deed Of Trust
related
$6,500,000 · Avatar Glendale Hotel LLC
—
—
Nora J Bell
—
Deed Of Trust
related
$100,000 · Glendale City (ca)
—
—
Brandwood Hotel INC
—
Deed Of Trust
related
$150,000 · Petros Khudikian
—
—
Jde Brand INC
—
Deed Of Trust
related
$825,000 · Danco
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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