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Property profile & analytics
OFF-MARKET
Estimated value
$87,660,000
Manufacturing properties
5426 San Fernando Rd Glendale, CA 91203-1521
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-0390032
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1947
Construction
TILT-UP CONCRETE
Total area
126,452 SF
Lot
9.27 ac (403,934 SF)
Zoning code
GLM2*
APN
5638-018-032
UPID
US10-0390032
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$80.29M
Blend (final)
Blend
$87.66M
Owner & transaction history
Griffith Studio Owner LLC · 4 yrs held
Griffith Studio Owner LLC
since 2021
Last sale
$91.0M
7 recorded transactions
Zoning & alternative use
GLM2* · Glendale, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$83.6M
+69.4%
Neighborhood: shopping center
$77.0M
+55.9%
Office building
$65.2M
+32.2%
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
$88,345,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$83,620,000
Change: +69% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$76,960,000
Change: +56% · Conversion: Difficult
OFFICE BUILDING
$65,245,000
Change: +32% · Conversion: Difficult
RETAIL STORES
$65,145,000
Change: +32% · Conversion: Moderate
AUTO REPAIR, GARAGE
$63,275,000
Change: +28% · Conversion: Easy
MEDICAL BUILDING
$57,485,000
Change: +16% · Conversion: Difficult
Blend value · Realmo final
$87.66M
Range $78.89M – $96.43M · ±10% · vs last sale $91.00M (Aug 30 2021)
Last sale anchor
$91.00M
Aug 30 2021
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
$693 / 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
$1,045,227
Tax year 2024
Assessed value
$93,894,019
Assessed 2024
Previous assessed
$93,894,019
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$50,589,450
Assessed improvement
$43,304,569
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
1947
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
5
Stories
1
Total area
126,452 SF
Lot
9.27 ac (403,934 SF)
Zoning code
GLM2*
APN
5638-018-032
UPID
US10-0390032
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
GLM2* · Glendale, CA
Zoning GLM2* · permitted uses
GLM2* · 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
RESTAURANT
Est. value
$83.6M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$77.0M
OFFICE BUILDING
Est. value
$65.2M
RETAIL STORES
Est. value
$65.1M
AUTO REPAIR, GARAGE
Est. value
$63.3M
MEDICAL BUILDING
Est. value
$57.5M
RESTAURANT
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
1947
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Buildings
5
Lot
9.27 ac
Current owner
From public records · entity-resolved
Griffith Studio Owner LLC
Entity
Mailing address
34 E 51ST ST FL #2, NEW YORK, NY 10022-6884
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 30, 2021
$910,000
Griffith Studio Owner LLC
Revv Property LLC
Grant Deed
$70,000,000 · Opg Hermes Investments II De LLC
Jun 15, 2021
—
Ames Harris Neville Co
Pacific Bell Telephone Company
Quit Claim Deed
related
—
Jan 20, 2012
$18,065,000
Revv Property LLC
Glendale West LLC
Grant Deed
related
$15,375,000 · Mutual Of Omaha Bank
Aug 5, 2005
—
Glendale West LLC
Hamblen,frank
Grant Deed
—
Oct 23, 2003
—
S G Buck
Carl M Buck Building Co Psp
Quit Claim Deed
related
—
Oct 15, 1999
—
5430 Glendale LLC
Glendale-kerdman Associates
Deed Of Trust
related
$13,000,000 · City National Bank
Oct 14, 1999
—
5430 Glendale LLC
Hicker,george & Kathryn
Trustees Deed
related
—
Oct 13, 1999
—
5430 Glendale LLC
Hauswald,gretchen B
Trustees Deed
related
—
Mar 24, 1998
$20,000
Buck Trust
Carl M Buck Building Co Pspt
Grant Deed
related
—
Feb 22, 1995
$163,263
Trostorff,ruth G Tr Et Al
—
Grant Deed
related
—
Sep 25, 1992
$150,000
Trostorff Ruth G Tr Et Al
—
Grant Deed
related
—
Mar 20, 1992
$100,000
Kerdman Harry U Tr Et Al
—
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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