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Property profile & analytics
OFF-MARKET
Assisted living facilities
620 Myrtle St Glendale, CA 91203-1612
Individually Owned
5-yr Hold
Property ID
US10-0421194
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1924
Construction
WOOD
Total area
1,268 SF
Lot
0.14 ac (5,931 SF)
Zoning code
GLR4YY
APN
5638-016-027
UPID
US10-0421194
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
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Tatevik Mkrtchian · 5 yrs held
Tatevik Mkrtchian
since 2021
Last sale
$165,000
7 recorded transactions
Zoning & alternative use
GLR4YY · 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
$11,629
Tax year 2024
Assessed value
$1,050,595
Assessed 2024
Previous assessed
$1,050,595
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$838,354
Assessed improvement
$212,241
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
1924
Construction
WOOD
Heating
CENTRAL
Cooling
YES
Stories
1
Units
1
Rooms
7
Bathrooms
2
Total area
1,268 SF
Lot
0.14 ac (5,931 SF)
Zoning code
GLR4YY
APN
5638-016-027
UPID
US10-0421194
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
GLR4YY · Glendale, CA
Zoning GLR4YY · permitted uses
GLR4YY · 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
1924
Construction
WOOD
Heating
CENTRAL
Cooling
Yes
Stories
1
Units
1
Rooms
7
Bathrooms
2
Lot
0.14 ac
Current owner
From public records · entity-resolved
Tatevik Mkrtchian
Individual
Mailing address
620 MYRTLE ST, GLENDALE, CA 91203-1612
Mailing matches property
Yes
Owner-occupied
Yes
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
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 2, 2024
—
Tatevik Mkrtchian
—
Deed
related
$675,000 · Kar Capital LLC
Jun 14, 2022
—
Tatevik Mkrtchian
—
Deed
related
$220,000 · Weir And Fecht Profit Sharing Plan
Oct 6, 2021
—
Tatevik Mkrtchian
—
Deed
related
$150,000 · Atlas Solutions INC
Mar 22, 2021
—
Tatevik Mkrtchian
Mkrtchyan Leva
Intrafamily Transfer
related
—
Jun 28, 2018
—
Leva Mkrtchyan
—
Deed
related
$450,000 · Carrington Co
Mar 22, 2017
—
Anait Mkrtchyan
—
Deed
related
$125,000 · Laurel Rosa LLC
Mar 9, 2017
—
Leva Mkrtchyan
Mkrtchyan,leva & Anait
Quit Claim Deed
related
$125,000 · Jeffrey Hoefflin 401k Pro (ct)
Nov 6, 1997
$165,000
Leva Mkrtchyan
Wong,jenny Y
Grant Deed
$115,500 · Washington Mutual Fsb
Jan 6, 1997
—
Wong Jimmy T
Wong,m F
Quit Claim Deed
related
—
—
—
Leva Mkrtchyan
—
Deed Of Trust
related
$200,000 · Bank Of America
—
—
Leva Mkrtehyan
—
Deed Of Trust
related
$50,000 · Us District Court
—
—
Leva Mkrtchyan
—
Deed Of Trust
related
$400,000 · Private Lender
—
—
Anait Mkrtchyan
—
Deed Of Trust
related
$125,000 · Laurel Rosa LLC
—
—
Leva Mkrtchyan
—
Deed Of Trust
related
$111,050 · Bank Of America
—
—
Leva Mkrtchyan
—
Deed Of Trust
related
$450,000 · Carrington Co
—
—
Leva Mkrtchyan
—
Deed Of Trust
related
$54,000 · Bank Of America
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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