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Property profile & analytics
OFF-MARKET
Estimated value
$1,400,000
Manufacturing properties
3534 Foothill Blvd Glendale, CA 91214
Individually Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9524060
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1948
Construction
TILT-UP CONCRETE
Total area
3,180 SF
Lot
0.1 ac (4,538 SF)
Zoning code
GLM1A*
APN
5606-002-028
UPID
US09-9524060
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.40M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$976k
Blend (final)
Blend
$1.40M
Owner & transaction history
Joanna S Attar · 3 yrs held
Joanna S Attar
since 2022
Last sale
$1.6M
7 recorded transactions
Zoning & alternative use
GLM1A* · Glendale, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.9M
+55.9%
Office building
$1.6M
+32.2%
Retail stores
$1.6M
+32.0%
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
$1,410,000
ML approach
$1,395,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$1,240,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,935,000
Change: +56% · Conversion: Difficult
OFFICE BUILDING
$1,640,000
Change: +32% · Conversion: Difficult
RETAIL STORES
$1,640,000
Change: +32% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,590,000
Change: +28% · Conversion: Easy
MEDICAL BUILDING
$1,445,000
Change: +16% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,285,000
Change: +4% · Conversion: Difficult
Blend value · Realmo final
$1.40M
Range $1.26M – $1.54M · ±10% · vs last sale $1.62M (Jul 26 2022)
Last sale anchor
$1.62M
Jul 26 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
$440 / 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
$4,913
Tax year 2024
Assessed value
$416,500
Assessed 2024
Previous assessed
$416,500
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$185,914
Assessed improvement
$230,586
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1948
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
3,180 SF
Lot
0.1 ac (4,538 SF)
Zoning code
GLM1A*
APN
5606-002-028
UPID
US09-9524060
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
GLM1A* · Glendale, CA
Zoning GLM1A* · permitted uses
GLM1A* · 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
INDUSTRIAL (GENERAL) Current
Est. value
$1.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.9M
OFFICE BUILDING
Est. value
$1.6M
RETAIL STORES
Est. value
$1.6M
AUTO REPAIR, GARAGE
Est. value
$1.6M
MEDICAL BUILDING
Est. value
$1.4M
COMMERCIAL (GENERAL)
Est. value
$1.3M
INDUSTRIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
RETAIL STORES
AUTO REPAIR, GARAGE
MEDICAL BUILDING
COMMERCIAL (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
1948
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.1 ac
Current owner
From public records · entity-resolved
Joanna S Attar
Individual
Mailing address
926 E ORANGE GRV BLVD, PASADENA, CA 91104-4630
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
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 26, 2022
—
Joanna S Attar
Elie W Attar
Intrafamily Transfer
related
—
Mar 29, 2019
—
Elie W Attar
Sahawi Prop Invs Trust
Quit Claim Deed
related
$1,407,510 · Jpmorgan Chase Bank NA
Mar 1, 2013
$1,615,000
Sahawi Property Inv Trust
Hall Robert & Janice Trust
Grant Deed
$1,000,000 · Cordova Invs
Mar 1, 2013
—
Hall Robert & Janice Trust
Bjh Re LP
Grant Deed
—
Feb 22, 2013
—
Bjh Mgmt LLC
Hall Robert & J Trust
Quit Claim Deed
related
—
Feb 22, 2010
$900,000
Hall Robert & Janice Trust
Gbs III Investments LLC
Grant Deed
—
Nov 22, 2005
—
Gbs III Investments LLC
Khosravi Fam 1999 Trust
Grant Deed
$1,095,000 · Community National Bank
Jul 1, 2005
$2,160,000
Khosravi Family 1999 Trust
Atoonian,vano
Grant Deed
$1,600,000 · California National Bank
Oct 13, 1992
$70,000
Bandarian Seto
—
Grant Deed
related
—
Sep 21, 1992
—
Bandarian Seto Co Tr Et Al
—
Deed Of Trust
related
—
Nov 15, 1991
$1,200,000
Atoonian Vano
Kothe,david D
Grant Deed
—
—
—
Sarvar F Khosravi
—
Deed Of Trust
related
$320,000 · Foothill Lumber & Hardware Co
—
—
Hall Robert & Janice K Trust
—
Deed Of Trust
related
$9,112 · Chevy Chase Invs Grp LLC
—
—
Hall Robert & Janice K Trust
—
Deed Of Trust
related
$1,077,060 · Cordova Invs
—
—
Gbs III Investments LLC
—
Deed Of Trust
related
$901,000 · Cdc Small Business Finance Co
—
—
Vano Atoonian
—
Deed Of Trust
related
$26,555 · T M Cobb 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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