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Property profile & analytics
OFF-MARKET
Estimated value
$1,865,000
Investment properties
4612 San Fernando Rd Glendale, CA 91204-1808
Individually Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0406320
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1917
Construction
TILT-UP CONCRETE
Total area
2,400 SF
Lot
0.15 ac (6,574 SF)
Zoning code
GLM1YY
APN
5696-019-034
UPID
US10-0406320
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
-
L & V Construction General Contractors Construction Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.87M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.35M
Blend (final)
Blend
$1.87M
Owner & transaction history
Arbo Simonian · 3 yrs held
Arbo Simonian
since 2023
Last sale
$1.9M
7 recorded transactions
Zoning & alternative use
GLM1YY · Glendale, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.5M
+50.3%
Office building
$1.2M
+27.5%
Retail stores
$1.2M
+27.3%
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
$1,900,000
ML approach
$1,865,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$1,460,000
Change: +50% · Conversion: Difficult
OFFICE BUILDING
$1,240,000
Change: +27% · Conversion: Easy
RETAIL STORES
$1,235,000
Change: +27% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,200,000
Change: +24% · Conversion: Difficult
Blend value · Realmo final
$1.87M
Range $1.68M – $2.05M · ±10% · vs last sale $1.85M (May 19 2023)
Last sale anchor
$1.85M
May 19 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
$777 / 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
$20,888
Tax year 2024
Assessed value
$1,887,000
Assessed 2024
Previous assessed
$1,887,000
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$1,132,200
Assessed improvement
$754,800
Applied tax rate
11.0000
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1917
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Stories
1
Total area
2,400 SF
Lot
0.15 ac (6,574 SF)
Zoning code
GLM1YY
APN
5696-019-034
UPID
US10-0406320
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
GLM1YY · Glendale, CA
Zoning GLM1YY · permitted uses
GLM1YY · 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
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.5M
OFFICE BUILDING
Est. value
$1.2M
RETAIL STORES
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$1.2M
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
RETAIL STORES
AUTO REPAIR, GARAGE
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
1917
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Lot
0.15 ac
Current owner
From public records · entity-resolved
Arbo Simonian
Individual
Mailing address
1853 VERNON RD, GLENDALE, CA 91202-1043
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 19, 2023
$1,850,000
Arbo Simonian
Patricia A Vakovsky
Grant Deed
—
May 19, 2023
—
Arpine Karapetyan
Erik Aghasyan
Intrafamily Transfer
related
—
Apr 25, 2013
—
Vakovsky,p & P Family Trust A
Vakovsky P & P Family Trust
Quit Claim Deed
related
—
Dec 18, 2001
—
Vakovsky,peter W & Patricia A Tr
Vakovsky,p W & P A
Quit Claim Deed
related
—
May 25, 1994
$12,000
Peter W Vakovsky
La Chasse,gary P
Grant Deed
—
—
—
Lachasse Gary P
—
Deed Of Trust
related
$240,000 · Glendale Federal Bank
—
—
Vakovsky Peter & P Fam Trust
—
Deed Of Trust
related
$500,000 · Pacific Western Bank
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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