Entity Owned 
For Sale
1 / 20
$9,995,000
420 W Windsor Rd, Glendale, CA 91204
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Property summary
AI-generated overview
WinGlen Villas is a multifamily property that has been modernized and includes intercom-controlled access and gated on-site parking. Select units are equipped with in-unit washer/dryers and individual water heaters. The property is laid out across two parcels: one parcel contains the existing apartment building, and a second parcel provides potential for future development of approximately 2,300 square feet. Conceptual architect’s drawings included with the materials reference potential 3- or 4-unit development scenarios for the second parcel, and materials also describe a unit conversion to a legal unit. The property is located in Glendale near major retail and lifestyle destinations, with proximity to the Americana at Brand and Glendale Galleria as described in the materials, and is within walking distance to nearby dining and retail options.
Property profile
Verified
Property type
Other apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1939
Total area
7,164 SF
Lot
0.22 ac (9,429 SF)
Zoning code
GLR4YY
APN
5675-026-003
UPID
US09-7006359
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Real Estate Agency
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
since 2025
Last sale
$8.2M
7 recorded transactions
Zoning & alternative use
GLR4YY · Glendale, CA
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 6 comparables with addresses
Source audit · 6 inputs
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Summary
1
Valuation conclusion
Included free
Realmo’s models returned no estimation for this property yet.
2
Subject property
Included free
GBA
7,164 SF
Lot area
0.22 ac
Year built
1939
APN
5675-026-003
Zoning
GLR4YY
Assessed value
$1,684,943
Annual tax
$19,401
3
Income approach: direct capitalization
Partial preview
Not enough income data on file for a CAP-approach estimation.
4
Sales comparison
Partial preview
Sales approach indication
$2.63M
Weighted, 6 comps · high confidence
Evidence
6 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
0.8 mi away · 8,756 SF
0.8 mi away · 5,240 SF
0.9 mi away · 8,634 SF
1.0 mi away · 7,824 SF
1.0 mi away · 8,666 SF
5
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 116 sales
$257
+43%
Submarket 417 sales
$253
+45%
County 11934 sales
$264
+39%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $367/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
6
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Not available
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: replacement-cost inputs are not on file.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 6 sales
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$8.23M
Move the market yield to see immediate price impact.
Value / SF
$1,148
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$518k
$10.36M
$7.40M
$5.76M
$576k
$11.52M
$8.23M
$6.40M
$633k
$12.67M
$9.05M
$7.04M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
6 found
High confidence · county-verified
Closest comparable
$2.00M
0.2 mi · Dec 2025 · $341/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$19,401
Tax year 2024
Assessed value
$1,684,943
Assessed 2024
Previous assessed
$1,684,943
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$1,009,528
Assessed improvement
$675,415
Applied tax rate
4.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Other apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
For Sale
Year built
1939
Heating
NONE
Cooling
YES
Units
8
Bathrooms
8
Total area
7,164 SF
Lot
0.22 ac (9,429 SF)
Zoning code
GLR4YY
APN
5675-026-003
UPID
US09-7006359
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
GLR4YY · Glendale, CAZoning GLR4YY · permitted uses
GLR4YY · Glendale, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1939
Heating
NONE
Cooling
Yes
Units
8
Bathrooms
8
Lot
0.22 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
GLR4YY
Jurisdiction
Glendale, CA
Recorded code
GLR4YY
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for GLR4YY in Glendale, CA.
What opens after registration
Zoning profile
3 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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