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Property profile & analytics
OFF-MARKET
Estimated value
$1,785,000
Manufacturing properties
4628 San Fernando Rd Glendale, CA 91204-1822
Individually Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0406292
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1940
Construction
WOOD
Total area
3,057 SF
Lot
0.09 ac (4,136 SF)
Zoning code
GLM1YY
APN
5696-019-002
UPID
US10-0406292
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
-
Mendilian Armen Counselor
-
Nazari Jenick Counselor
-
Winston Earnest Counselor
-
Nieto Ysidro Counselor
-
Hope Diagnostic Lab Medical Laboratory
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.60M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.94M
Blend (final)
Blend
$1.79M
Owner & transaction history
Armen Shaghzo · 4 yrs held
Armen Shaghzo
since 2022
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
$1.9M
+55.9%
Office building
$1.6M
+32.2%
Retail stores
$1.6M
+32.0%
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
$1,635,000
ML approach
$1,595,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$1,195,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,860,000
Change: +56% · Conversion: Difficult
OFFICE BUILDING
$1,575,000
Change: +32% · Conversion: Difficult
RETAIL STORES
$1,575,000
Change: +32% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,530,000
Change: +28% · Conversion: Easy
MEDICAL BUILDING
$1,390,000
Change: +16% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,240,000
Change: +4% · Conversion: Difficult
Blend value · Realmo final
$1.79M
Range $1.61M – $1.96M · ±10% · vs last sale $1.88M (Apr 13 2022)
Last sale anchor
$1.88M
Apr 13 2022
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
$584 / 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
$16,762
Tax year 2024
Assessed value
$1,508,580
Assessed 2024
Previous assessed
$1,508,580
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$452,574
Assessed improvement
$1,056,006
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1940
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Total area
3,057 SF
Lot
0.09 ac (4,136 SF)
Zoning code
GLM1YY
APN
5696-019-002
UPID
US10-0406292
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
INDUSTRIAL (GENERAL) Current
Est. value
$1.2M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.9M
OFFICE BUILDING
Est. value
$1.6M
RETAIL STORES
Est. value
$1.6M
AUTO REPAIR, GARAGE
Est. value
$1.5M
MEDICAL BUILDING
Est. value
$1.4M
COMMERCIAL (GENERAL)
Est. value
$1.2M
INDUSTRIAL (GENERAL) Current
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
1940
Construction
WOOD
Heating
NONE
Stories
1
Units
1
Lot
0.09 ac
Current owner
From public records · entity-resolved
Armen Shaghzo
Individual
Mailing address
4616 SAN FERNANDO RD, GLENDALE, CA 91204-1808
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
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
Apr 13, 2022
—
Armen Shaghzo
Elvis Madatyan
Intrafamily Transfer
related
—
Aug 6, 2013
$1,875,000
Elvis Madatyan
Heacock,william B & Martha E
Grant Deed
$1,300,000 · 3884 Stoneridge LLC
Aug 6, 2013
—
Elvis Madatyan
Karapetyan,kristina
Quit Claim Deed
related
—
Dec 20, 2011
—
William B Heacock
—
Deed Of Trust
related
$1,250,000 · Streit Living Trust
Jun 3, 2003
—
William B Heacock
Heacock,william B & Martha E
Quit Claim Deed
related
—
Dec 9, 1997
—
William B Heacock
Heacock,w B & M E
Quit Claim Deed
related
—
—
—
William Heacock
—
Deed Of Trust
related
$60,000 · Valley Bank
—
—
Heacock Wlliam
—
Deed Of Trust
related
$48,000 · Wells Fargo Bank
—
—
William Heacock
—
Deed Of Trust
related
$43,000 · Valley Bank
—
—
William B Heacock
—
Deed Of Trust
related
$1,250,000 · Vicino LP
—
—
Elvis Madatyan
—
Deed Of Trust
related
$900,000 · Hanmi Bk
—
—
William B Heacock
—
Deed Of Trust
related
$605,000 · Franks Trust
—
—
William Heacock
—
Deed Of Trust
related
$35,000 · Valley 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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