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Property profile & analytics
OFF-MARKET
Assisted living facilities
534 Glenoaks Blvd Glendale, CA 91202-2813
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0408107
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1926
Construction
WOOD
Total area
3,010 SF
Lot
0.26 ac (11,542 SF)
Zoning code
GLC3*
APN
5636-006-022
UPID
US10-0408107
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
-
Bonnie Academy Daycare Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Ba Glenoaks Building LLC · 4 yrs held
Ba Glenoaks Building LLC
since 2022
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
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
$23,272
Tax year 2024
Assessed value
$2,094,331
Assessed 2024
Previous assessed
$2,094,331
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$1,394,398
Assessed improvement
$699,933
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
1926
Construction
WOOD
Heating
NONE
Stories
1
Total area
3,010 SF
Lot
0.26 ac (11,542 SF)
Zoning code
GLC3*
APN
5636-006-022
UPID
US10-0408107
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
1926
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.26 ac
Current owner
From public records · entity-resolved
Ba Glenoaks Building LLC
Entity
Mailing address
1775 THURBER PL, BURBANK, CA 91501-1656
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
15 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 19, 2022
—
Ba Glenoaks Building LLC
Garegin G Kuyumjian
Grant Deed
—
Dec 8, 2021
—
Garegin G Kuyumjian
—
Deed
related
$1,958,000 · First Foundation Bank
Nov 3, 2021
—
Garegin G Kuyumjian
Ba Glnoaks Building LLC
Grant Deed
—
May 1, 2020
—
Investment Lilit Trust
Garegin G Kuyumjian
Quit Claim Deed
—
Feb 12, 2019
$2,140,000
G G Kuyumjian
534 West Glenoaks LLC
Grant Deed
$1,524,000 · John A JR Turnbull
Jan 5, 2018
—
534 West Glenoaks LLC
—
Deed
related
$675,000 · Allied Lending
Aug 14, 2014
—
534 West Glenoaks LLC
Matevosiian Edward L Trust
Quit Claim Deed
—
Nov 26, 2001
—
Ginny L Kheshvadjian
Kheshvadjian,g
Quit Claim Deed
related
—
Nov 13, 2001
—
Edward L Matevosian
Matevosian,s A
Quit Claim Deed
related
—
Oct 20, 2000
—
Edward L Matevosian
Matevosian,leon & Anaida Bypass
Quit Claim Deed
related
—
Jan 27, 2000
—
Matevosian,leon Trustee
Matevosian L Trustee,
Quit Claim Deed
related
—
Nov 17, 1998
—
Matevosian,leon & Anaida Co-trus
Matevosian,l & A
Quit Claim Deed
related
—
—
—
534 West Glenoaks LLC
—
Deed Of Trust
related
$125,000 · Marvin S Waldman Dds INC
—
—
534 West Glenoaks LLC
—
Deed Of Trust
related
$675,000 · Allied Lending
Jun 2, 1961
—
—
—
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.
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