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Property profile & analytics
OFF-MARKET
Estimated value
$565,000
Assisted living facilities
525 Central Ave Glendale, CA 91204-2006
Trust Owned
19-yr Hold
Free & Clear
Property ID
US10-0402082
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1969
Construction
TILT-UP CONCRETE
Total area
27,956 SF
Lot
0.67 ac (29,158 SF)
Zoning code
GLC3*
APN
5696-012-026
UPID
US10-0402082
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
-
Chandler Convalescent Hospital Nursing Home
-
Pacific Park Healthcare Center Nursing Home
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$565k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$562k
Blend (final)
Blend
$565k
Owner & transaction history
Hudson Don R & Diane Trust · 19 yrs held
Hudson Don R & Diane Trust
since 2007
7 recorded transactions
Zoning & alternative use
GLC3* · 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
$565,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$565k
Range $509k – $622k · ±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
$20 / 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
$26,950
Tax year 2024
Assessed value
$2,218,176
Assessed 2024
Previous assessed
$2,218,176
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$910,284
Assessed improvement
$1,307,892
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1969
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
27,956 SF
Lot
0.67 ac (29,158 SF)
Zoning code
GLC3*
APN
5696-012-026
UPID
US10-0402082
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
GLC3* · Glendale, CA
Zoning GLC3* · permitted uses
GLC3* · 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.
Building & site characteristics
From public records
Year built
1969
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.67 ac
Current owner
From public records · entity-resolved
Hudson Don R & Diane Trust
Trust
Free & Clear · 19 yrs held
Mailing address
PO BOX 2408, DANVILLE, CA 94526-7408
Ownership since
2007
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
18 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 3, 2017
—
Glendale Investment Group LLC
—
Deed
related
$1,704,500 · Chesapeake Cap Fndg
Jun 19, 2007
—
Hudson Don R & Diane Trust
Hudson,don R & Diane
Quit Claim Deed
related
—
Feb 27, 2004
—
Robert T Jackson
Jackson,sharon
Quit Claim Deed
related
—
Nov 25, 2003
—
Totman,tr
Totman,jack L & Patricia E
Quit Claim Deed
related
—
Feb 24, 1999
—
Sprecher,jack R Trustee
Sprecher,j R
Quit Claim Deed
related
—
May 7, 1998
—
Donovan,john W & Lise Trustees
Donovan,j W & L
Quit Claim Deed
related
—
Mar 21, 1996
—
Robinson Ned
Robinson,n & M P
Quit Claim Deed
related
—
Aug 7, 1995
—
Hudson,don R & Diane Trustees
Hudson,d R & D
Quit Claim Deed
related
—
Nov 14, 1994
—
Hanson,arlene L Trustee
Holder,a L
Quit Claim Deed
related
—
Feb 28, 1994
—
Robert T Jackson
Jackson,s R
Quit Claim Deed
related
—
Oct 9, 1991
$57,500
Lamarche Hugh Co Tr Et Al
Unknown
Grant Deed
—
Aug 2, 1991
$38,500
Jackson,michael
Jackson,joan M
Trustees Deed
related
—
Aug 2, 1991
$76,500
Jackson,robert T
Jackson,joan M
Trustees Deed
related
—
Jul 24, 1991
$19,500
Murie Sturdevant
Jackson Trust
Grant Deed
related
—
Apr 11, 1990
—
Lamarche
Lamar
Quit Claim Deed
related
—
Mar 17, 1989
—
Jackson Fmly Tr
Jackson,herbert
Quit Claim Deed
related
—
—
—
Glendale Investment Group LLC
—
Loan Modification
related
$1,704,500 · Chesapeake Cap Fndg
—
—
David A Jackson
—
Deed Of Trust
related
$1,300,000 · Ltc Properties INC
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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