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Property profile & analytics
OFF-MARKET
Estimated value
$1,065,000
Retail space
409 Central Ave Glendale, CA 91204-1601
Entity Owned
8-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7007744
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1961
Construction
TILT-UP CONCRETE
Total area
2,726 SF
Lot
0.16 ac (6,909 SF)
Zoning code
GLC3*
APN
5696-005-002
UPID
US09-7007744
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
-
Dr. Haroutun H. Hovanesian, MD Ophthalmologist
-
KARINE GABRIELIAN, MD Ophthalmologist
-
Specialty Eye Care Medical Clinic Ophthalmologist
-
Glendale Therapy & Associates Family Counselor Marriage Or Relationship Counselor
-
Lisa Hwang Ophthalmologist
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.07M
Owner & transaction history
S Central Holdings LLC · 8 yrs held
S Central Holdings LLC
since 2018
7 recorded transactions
Zoning & alternative use
GLC3* · Glendale, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.7M
+18.1%
Office building
$1.4M
+0.2%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$1,405,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,660,000
Change: +18% · Conversion: Moderate
OFFICE BUILDING
$1,405,000
Change: +0% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,365,000
Change: -3% · Conversion: Difficult
MEDICAL BUILDING
$1,240,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$1.07M
Range $959k – $1.17M · ±10%
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
$391 / 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
$20,697
Tax year 2024
Assessed value
$1,864,902
Assessed 2024
Previous assessed
$1,864,902
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$1,266,111
Assessed improvement
$598,791
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1961
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Units
1
Total area
2,726 SF
Lot
0.16 ac (6,909 SF)
Zoning code
GLC3*
APN
5696-005-002
UPID
US09-7007744
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
RETAIL STORES Current
Est. value
$1.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.7M
OFFICE BUILDING
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$1.4M
MEDICAL BUILDING
Est. value
$1.2M
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1961
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Units
1
Lot
0.16 ac
Current owner
From public records · entity-resolved
S Central Holdings LLC
Entity
Mailing address
2146 HVN DR, GLENDALE, CA 91208-2580
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 19, 2020
—
S Central Holdings LLC
—
Deed
related
$1,600,000 · City National Bank
Jan 31, 2019
—
S Central Holdings LLC
—
Deed
related
$400,000 · Golden State Bank
May 18, 2018
$1,585,000
S Central Holdings LLC
Robin E Van Ranzow
Grant Deed
$1,189,000 · Golden State Bank
Jul 2, 1993
$5,000
Robin E Van Ranzon
Savang Vanavikor
Quit Claim Deed
related
—
—
—
Sava Vanavikornm
—
Deed Of Trust
related
$3,000 · V I P Trust Co
—
—
S Central Holdings LLC
—
Deed Of Trust
related
$400,000 · Golden St Bk
—
—
Savang Vanavikornm
—
Deed Of Trust
related
$5,000 · Individual
—
—
Robin E Van Ranzow
—
Deed Of Trust
related
$220,000 · First Continental Bank
—
—
Vanav
—
Deed Of Trust
related
$100,000 · Yung Vilai
—
—
Vanav
—
Deed Of Trust
related
$50,000 · Kittiaksorn S&
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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