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Property profile & analytics
OFF-MARKET
Estimated value
$1,735,000
Retail space
621 Glenoaks Blvd Glendale, CA 91207-1771
Entity Owned
7-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7004446
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1981
Construction
TILT-UP CONCRETE
Total area
4,491 SF
Lot
0.25 ac (10,826 SF)
Zoning code
GLC3*
APN
5644-007-026
UPID
US09-7004446
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
-
Glenoaks Deli & Pizza Take-out & Catering
-
Helena Soulakhian - State Farm Insurance Agent Insurance Agency
-
ARKA Pharmacy Pharmacy
-
Tomas Portugues Architect Architecture Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.74M
Owner & transaction history
621 E Glenoaks LLC · 7 yrs held
621 E Glenoaks LLC
since 2019
3 recorded transactions
Zoning & alternative use
GLC3* · Glendale, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$2.7M
+18.1%
Office building
$2.3M
+0.2%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RETAIL STORES
$2,315,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$2,735,000
Change: +18% · Conversion: Moderate
OFFICE BUILDING
$2,315,000
Change: +0% · Conversion: Easy
AUTO REPAIR, GARAGE
$2,245,000
Change: -3% · Conversion: Difficult
MEDICAL BUILDING
$2,040,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$1.74M
Range $1.56M – $1.91M · ±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
$386 / 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
$30,838
Tax year 2024
Assessed value
$2,777,857
Assessed 2024
Previous assessed
$2,777,857
+0.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$2,012,307
Assessed improvement
$765,550
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
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1981
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
4,491 SF
Lot
0.25 ac (10,826 SF)
Zoning code
GLC3*
APN
5644-007-026
UPID
US09-7004446
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.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$2.3M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.7M
OFFICE BUILDING
Est. value
$2.3M
AUTO REPAIR, GARAGE
Est. value
$2.2M
MEDICAL BUILDING
Est. value
$2.0M
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
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
1981
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.25 ac
Current owner
From public records · entity-resolved
621 E Glenoaks LLC
Entity
Mailing address
550 N BRAND BLVD STE #2000, GLENDALE, CA 91203-1935
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 22, 2019
$2,540,000
621 E Glenoaks LLC
Graw Natalie H 1990 Trust
Grant Deed
$1,524,000 · Rediger Investment Mortgage Fund
Nov 9, 2015
—
W Douglas Hopkins
Graw,natalie H
Affidavit Of Death
related
—
Sep 4, 2015
—
Graw,natalie H 1990 Rust Trust
Graw Natalie H 1990 Trust
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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