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Property profile & analytics
OFF-MARKET
Estimated value
$2,340,000
Retail space
409 Victory Blvd Burbank, CA 91502-1735
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0196455
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1956
Construction
TILT-UP CONCRETE
Total area
4,400 SF
Lot
0.15 ac (6,584 SF)
Zoning code
BUC4*
APN
2449-016-010
UPID
US10-0196455
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
-
WaterFloodPros.com Hardware & Home Improvement Construction Company
-
Floor Goodz Carpet & Flooring Store Hardware & Home Improvement
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.47M
CAP Approach
CAP
$1.71M
Comparable Approach
Comparable
$2.35M
Blend (final)
Blend
$2.34M
Owner & transaction history
409 411 North Victory LLC · 3 yrs held
409 411 North Victory LLC
since 2023
Last sale
$2.3M
7 recorded transactions
Zoning & alternative use
BUC4* · Burbank, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$3.5M
+80.7%
Neighborhood: shopping center
$2.7M
+39.6%
Warehouse, storage
$2.2M
+13.8%
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 Burbank submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Burbank 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
$2,355,000
ML approach
$2,465,000
CAP Approach
CAP Return
Estimation
6%
$1,855,000
6.5%
$1,710,000
7%
$1,590,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,920,000
Current use
AUTO REPAIR, GARAGE
$3,465,000
Change: +81% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$2,680,000
Change: +40% · Conversion: Moderate
WAREHOUSE, STORAGE
$2,185,000
Change: +14% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,110,000
Change: +10% · Conversion: Easy
MEDICAL BUILDING
$2,000,000
Change: +4% · Conversion: Difficult
Blend value · Realmo final
$2.34M
Range $2.11M – $2.57M · ±10% · vs last sale $2.33M (May 2 2023)
Last sale anchor
$2.33M
May 2 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
$532 / 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
$26,588
Tax year 2024
Assessed value
$2,371,500
Assessed 2024
Previous assessed
$2,371,500
+0.0% YoY
Effective rate
1.12%
On assessed value
Assessed land
$1,660,050
Assessed improvement
$711,450
Applied tax rate
9.0000
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
1956
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
4,400 SF
Lot
0.15 ac (6,584 SF)
Zoning code
BUC4*
APN
2449-016-010
UPID
US10-0196455
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
BUC4* · Burbank, CA
Zoning BUC4* · permitted uses
BUC4* · Burbank, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Burbank. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.9M
AUTO REPAIR, GARAGE
Est. value
$3.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.7M
WAREHOUSE, STORAGE
Est. value
$2.2M
COMMERCIAL (GENERAL)
Est. value
$2.1M
MEDICAL BUILDING
Est. value
$2.0M
RETAIL STORES Current
AUTO REPAIR, GARAGE
NEIGHBORHOOD: SHOPPING CENTER
WAREHOUSE, STORAGE
COMMERCIAL (GENERAL)
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
1956
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.15 ac
Current owner
From public records · entity-resolved
409 411 North Victory LLC
Entity
Mailing address
411 N VICTORY BLVD, BURBANK, CA 91502-1735
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
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 2, 2023
$2,325,000
409 411 North Victory LLC
Michele Drinkwater
Grant Deed
—
Jul 21, 2020
—
Arian,j & S Living Trust
—
Deed
related
$2,475,000 · Pacific Premier Bk
Jul 10, 2020
—
Arian,s Separate Prop Trust
Sylvia S Arian
Affidavit Of Death
—
Oct 23, 2017
—
Arian,sylvia Trust
—
Deed
related
—
Sep 23, 2013
—
Sylvia Arian
Arian Jack & Sylvia Trust
Quit Claim Deed
related
—
Oct 22, 2012
—
Sylvia Arian
—
Deed Of Trust
related
$2,475,000 · Grandpoint Bank
Apr 11, 2008
—
Arian J & S Inter Vivos Trust
Arian J & S Inter Vivos Trust
Quit Claim Deed
related
$2,859,500 · First Commerce Bank
May 10, 2002
—
Arian,j Tr
Arian,j
Quit Claim Deed
related
—
Aug 24, 1999
$480,000
Arian Trust
Slater Trust
Grant Deed
$360,000 · Seller
Jul 7, 1995
—
Slater,david L & Donna J Trustee
Slater,d L & D J
Quit Claim Deed
related
—
—
—
Arian,j & S Living Trust
—
Loan Modification
related
$2,475,000 · Pacific Premier Bk
—
—
Arian Trust
—
Deed Of Trust
related
$196,250 · First Commerce Bank
—
—
Arian,sylvia Trust
—
Loan Modification
related
—
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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