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Property profile & analytics
OFF-MARKET
Estimated value
$9,120,000
Medical Office Space
444 Glenoaks Blvd Glendale, CA 91202-2917
Individually Owned
36-yr Hold
Absentee Owner
Free & Clear
Property ID
US10-0415295
Property profile
Verified
Property type
Medical Office Space
Use group
MEDICAL BUILDING
Year built
1992
Construction
STEEL FRAME
Total area
38,894 SF
Lot
1.42 ac (61,786 SF)
Zoning code
GLC2*
APN
5636-017-054
UPID
US10-0415295
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
-
Lab | Kaiser Permanente Glendale Medical Offices Medical Laboratory Laboratory
-
Aram Hovanessian M.D.| Kaiser Permanente Pediatrician Physician
-
Kaiser Permanente Glendale Medical Offices Medical Clinic
-
Juliana Sarkis Djokaklian, DO Pediatrician Physician
-
Nicolle Monique Thomas, MD | Kaiser Permanente Pediatrician Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$9.66M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$9.12M
Owner & transaction history
Kaiser Foundation Health · 36 yrs held
Kaiser Foundation Health
since 1989
3 recorded transactions
Zoning & alternative use
GLC2* · Glendale, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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%
$10,465,000
6.5%
$9,660,000
7%
$8,970,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$15,180,000
Change: -14% · Conversion: Difficult
Blend value · Realmo final
$9.12M
Range $8.21M – $10.03M · ±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
$234 / 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
$200,715
Tax year 2024
Assessed value
$18,078,208
Assessed 2024
Previous assessed
$18,078,208
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$6,673,891
Assessed improvement
$11,404,317
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
Medical Office Space
Use group
MEDICAL BUILDING
Status
Off-Market
Year built
1992
Construction
STEEL FRAME
Heating
NONE
Cooling
OTHER
Stories
1
Total area
38,894 SF
Lot
1.42 ac (61,786 SF)
Zoning code
GLC2*
APN
5636-017-054
UPID
US10-0415295
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
GLC2* · Glendale, CA
Zoning GLC2* · permitted uses
GLC2* · 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)
Est. value
$15.2M
INDUSTRIAL (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
1992
Construction
STEEL FRAME
Heating
NONE
Cooling
Yes
Stories
1
Lot
1.42 ac
Current owner
From public records · entity-resolved
Kaiser Foundation Health
Individual
Free & Clear · 36 yrs held
Mailing address
1 KAISER PLZ15THFL, OAKLAND, CA 94612-3610
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
1989
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 29, 1989
$70,000,000
Kaiser Foundation Health
Unknown
Grant Deed
—
Jul 21, 1988
—
Griffith Barlow
—
Deed Of Trust
related
—
Jul 6, 1988
—
Griffith Barlow
Badson INC
Grant Deed
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.
Try Rey
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