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Property profile & analytics
OFF-MARKET
Estimated value
$3,375,000
Theaters & concert halls
419 Brand Blvd Glendale, CA 91203
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7009127
Property profile
Verified
Property type
Theaters & concert halls
Use group
THEATER (MOVIE)
Year built
1936
Construction
TILT-UP CONCRETE
Total area
8,250 SF
Lot
0.19 ac (8,267 SF)
Zoning code
GLC3*
APN
5643-003-003
UPID
US09-7009127
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
$3.05M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.83M
Blend (final)
Blend
$3.38M
Owner & transaction history
417 Brand LLC · 4 yrs held
417 Brand LLC
since 2021
Last sale
$3.5M
7 recorded transactions
Zoning & alternative use
GLC3* · Glendale, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$5.5M
+108.3%
Neighborhood: shopping center
$5.0M
+91.7%
Office building
$4.3M
+62.5%
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
$3,000,000
ML approach
$3,045,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
THEATER (MOVIE)
$2,620,000
Current use
RESTAURANT
$5,455,000
Change: +108% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$5,020,000
Change: +92% · Conversion: Difficult
OFFICE BUILDING
$4,255,000
Change: +63% · Conversion: Difficult
RETAIL STORES
$4,250,000
Change: +62% · Conversion: Difficult
AUTO REPAIR, GARAGE
$4,130,000
Change: +58% · Conversion: Difficult
MEDICAL BUILDING
$3,750,000
Change: +43% · Conversion: Difficult
COMMERCIAL (GENERAL)
$3,340,000
Change: +28% · Conversion: Difficult
Blend value · Realmo final
$3.38M
Range $3.04M – $3.71M · ±10% · vs last sale $3.50M (Oct 22 2021)
Last sale anchor
$3.50M
Oct 22 2021
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
$409 / 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
$49,456
Tax year 2024
Assessed value
$4,359,276
Assessed 2024
Previous assessed
$4,359,276
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$3,121,200
Assessed improvement
$1,238,076
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
Theaters & concert halls
Use group
THEATER (MOVIE)
Status
Off-Market
Year built
1936
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
8,250 SF
Lot
0.19 ac (8,267 SF)
Zoning code
GLC3*
APN
5643-003-003
UPID
US09-7009127
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
THEATER (MOVIE) Current
Est. value
$2.6M
RESTAURANT
Est. value
$5.5M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$5.0M
OFFICE BUILDING
Est. value
$4.3M
RETAIL STORES
Est. value
$4.3M
AUTO REPAIR, GARAGE
Est. value
$4.1M
MEDICAL BUILDING
Est. value
$3.8M
COMMERCIAL (GENERAL)
Est. value
$3.3M
THEATER (MOVIE) Current
RESTAURANT
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
1936
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.19 ac
Current owner
From public records · entity-resolved
417 Brand LLC
Entity
Mailing address
11120 SHERMAN WAY, SUN VALLEY, CA 91352-4949
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
24 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 22, 2021
$3,500,000
417 Brand LLC
4 Aces Brand INC
Grant Deed
$3,000,000 · East West Bank
Mar 6, 2020
—
4 Ace Brand INC
—
Deed
related
$450,000 · Martin Garami
Sep 27, 2019
—
4 Aces Brand INC
—
Deed
related
$3,500,000 · Lone Oak Fund
Mar 21, 2018
—
4 Aces Brnad INC
—
Deed
related
$400,000 · Ambiance Holdings LLC
Aug 12, 2016
—
4 Aces Brand INC
—
Deed
related
$400,000 · Bridgelock Cap
Dec 22, 2015
$4,800,000
4 Aces Brand INC
Karoglanov Trust
Grant Deed
$3,300,000 · Hana Small Busn Lndg
Dec 22, 2015
—
Valeri Karoalanoy
Beyond The Stars Entertainment
Quit Claim Deed
related
—
Apr 16, 1998
$2,000,000
Valeri Karoglanov
Gambaryan,edouard & Arous
Grant Deed
$820,000 · Cenfed Bank
Aug 2, 1995
$760,000
Edouard Gambaryan
California Drive-in Theatres
Grant Deed
$595,000 · Seller
—
—
4 Aces Brand INC
—
Deed Of Trust
related
$400,000 · Bridgelock Cap
—
—
Edouard Gambaryan
—
Deed Of Trust
related
$485,000 · Individual
—
—
Edouard Gambaryan
—
Deed Of Trust
related
$401,500 · Individual
—
—
Edouard Gambaryan
—
Deed Of Trust
related
$30,000 · Danielian Financial Services
—
—
Edouard Gambaryan
—
Deed Of Trust
related
$57,000 · Danielian Financial Services
—
—
4 Aces Brnad INC
—
Deed Of Trust
related
$400,000 · Ambiance Holdings LLC
—
—
Karoglanov Trust
—
Deed Of Trust
related
$417,000 · Bank Of Orange County
—
—
Karoglanov Family Living Trust
—
Deed Of Trust
related
$625,000 · Funk Family Trust (pt)
—
—
Karoglanov Family Living Trust
—
Deed Of Trust
related
$635,000 · Zarett Co Psp
—
—
Edouard Gambaryan
—
Deed Of Trust
related
$56,000 · Vip Trust Deed Co
—
—
4 Ace Brand INC
—
Deed Of Trust
related
$450,000 · Martin Garami
—
—
4 Aces Brand INC
—
Deed Of Trust
related
$3,500,000 · Qualfax INC
—
—
4 Aces Brand INC
—
Deed Of Trust
related
$3,500,000 · Lone Oak Fund
—
—
Edouard Gambaryan
—
Deed Of Trust
related
$370,000 · Plastic Dress-up Co Emp Psp
—
—
Edouard Gambaryan
—
Deed Of Trust
related
$110,000 · Individual
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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