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Property profile & analytics
OFF-MARKET
Estimated value
$1,225,000
Investment properties
471 Lexington Dr Glendale, CA 91203-1706
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6364207
Property profile
Verified
Property type
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Year built
1921
Total area
2,102 SF
Lot
0.17 ac (7,345 SF)
Zoning code
GLR4*
APN
5637-020-038
UPID
US09-6364207
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
-
Danakian Farms Co Take-out & Catering Butcher
-
Bloom Coffee LA Grocery & Convenience Store Food Market
-
Corner Market Grocery & Convenience Store Food Market
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.23M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.19M
Blend (final)
Blend
$1.23M
Owner & transaction history
Mar Contractors LLC · 1 yrs held
Mar Contractors LLC
since 2025
7 recorded transactions
Zoning & alternative use
GLR4* · Glendale, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.3M
+50.3%
Office building
$1.1M
+27.5%
Retail stores
$1.1M
+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
$1,255,000
ML approach
$1,230,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$850,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$1,280,000
Change: +50% · Conversion: Difficult
OFFICE BUILDING
$1,085,000
Change: +27% · Conversion: Easy
RETAIL STORES
$1,085,000
Change: +27% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,050,000
Change: +24% · Conversion: Difficult
MEDICAL BUILDING
$955,000
Change: +12% · Conversion: Easy
Blend value · Realmo final
$1.23M
Range $1.10M – $1.35M · ±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
$583 / 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
$14,557
Tax year 2024
Assessed value
$1,305,284
Assessed 2024
Previous assessed
$1,305,284
+0.0% YoY
Effective rate
1.12%
On assessed value
Assessed land
$912,638
Assessed improvement
$392,646
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
Investment properties
Use group
OFFICE/RESIDENTIAL (MIXED USE)
Status
Off-Market
Year built
1921
Heating
CENTRAL
Cooling
YES
Buildings
2
Stories
1
Units
1
Bathrooms
1
Total area
2,102 SF
Lot
0.17 ac (7,345 SF)
Zoning code
GLR4*
APN
5637-020-038
UPID
US09-6364207
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
GLR4* · Glendale, CA
Zoning GLR4* · permitted uses
GLR4* · 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
COMMERCIAL (GENERAL) Current
Est. value
$850,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.3M
OFFICE BUILDING
Est. value
$1.1M
RETAIL STORES
Est. value
$1.1M
AUTO REPAIR, GARAGE
Est. value
$1.1M
MEDICAL BUILDING
Est. value
$955,000
COMMERCIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
RETAIL STORES
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1921
Heating
CENTRAL
Cooling
Yes
Stories
1
Buildings
2
Units
1
Bathrooms
1
Lot
0.17 ac
Current owner
From public records · entity-resolved
Mar Contractors LLC
Entity
Mailing address
917 BRIARWOOD LN, GLENDALE, CA 91206-1515
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 8, 2025
—
Mar Contractors LLC
Edwin Rostomian
Deed
$511,035 · Harvest Small Business Finance LLC
Jan 20, 2021
$1,230,000
Edwin Rostomian
Hrasel Property LLC
Grant Deed
$947,000 · Us Metro Bank
Sep 23, 2016
—
Hrasel Property LLC
—
Deed
related
$688,000 · Community Bank
Sep 30, 2014
$550,000
Hrasel Property LLC
Vartazarian V 2010 Trust
Grant Deed
$550,000 · Vartazarian V 2010 Trust (lt)
Mar 18, 2010
—
Vartazarian V Living Trust
Vartazarian,vahik H
Quit Claim Deed
related
—
Dec 14, 2009
—
Vahik H Vartazarian
Vartazarian V & Amirkhanian A
Quit Claim Deed
related
—
Jan 10, 2006
—
Vartazarian Vahik Trust
Vartazarian,vahik
Quit Claim Deed
related
—
Oct 21, 2003
$470,000
Vahik Vartazarian
Thamprapas,tr
Grant Deed
$300,000 · Interbank Funding Group
Oct 21, 2003
—
Vahik Vartazarian
Amirkhanian,annette
Quit Claim 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.
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