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Property profile & analytics
OFF-MARKET
Estimated value
$1,420,000
Apartment buildings
628 Glenoaks Blvd Glendale, CA 91202-2859
Trust Owned
Absentee Owner
~
Est. High Equity
Property ID
US10-0415589
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1946
Construction
WOOD
Total area
3,890 SF
Lot
0.25 ac (10,827 SF)
Zoning code
GLR4YY
APN
5635-001-025
UPID
US10-0415589
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
$1.88M
CAP Approach
CAP
$1.13M
Comparable Approach
Comparable
$1.53M
Blend (final)
Blend
$1.42M
Owner & transaction history
The Sean Madadian Livng Trust
The Sean Madadian Livng Trust
since 2026
Last sale
$1.1M
7 recorded transactions
Zoning & alternative use
GLR4YY · Glendale, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$2.0M
+100.9%
Retail stores
$2.0M
+100.6%
Auto repair, garage
$1.9M
+94.9%
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
$1,735,000
ML approach
$1,880,000
CAP Approach
CAP Return
Estimation
6%
$1,220,000
6.5%
$1,125,000
7%
$1,045,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,000,000
Current use
OFFICE BUILDING
$2,005,000
Change: +101% · Conversion: Moderate
RETAIL STORES
$2,005,000
Change: +101% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,945,000
Change: +95% · Conversion: Difficult
MEDICAL BUILDING
$1,770,000
Change: +77% · Conversion: Moderate
COMMERCIAL (GENERAL)
$1,575,000
Change: +58% · Conversion: Moderate
WAREHOUSE, STORAGE
$1,145,000
Change: +14% · Conversion: Difficult
Blend value · Realmo final
$1.42M
Range $1.28M – $1.56M · ±10% · vs last sale $1.13M (Feb 3 2026)
Last sale anchor
$1.13M
Feb 3 2026
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
$365 / 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
$24,282
Tax year 2024
Assessed value
$2,158,830
Assessed 2024
Previous assessed
$2,158,830
+0.0% YoY
Effective rate
1.12%
On assessed value
Assessed land
$1,295,298
Assessed improvement
$863,532
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1946
Construction
WOOD
Heating
NONE
Cooling
YES
Buildings
2
Units
5
Bathrooms
5
Total area
3,890 SF
Lot
0.25 ac (10,827 SF)
Zoning code
GLR4YY
APN
5635-001-025
UPID
US10-0415589
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.
Alternative use value scenarios
Repositioning upside vs current use
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$1.0M
OFFICE BUILDING
Est. value
$2.0M
RETAIL STORES
Est. value
$2.0M
AUTO REPAIR, GARAGE
Est. value
$1.9M
MEDICAL BUILDING
Est. value
$1.8M
COMMERCIAL (GENERAL)
Est. value
$1.6M
WAREHOUSE, STORAGE
Est. value
$1.1M
APARTMENT HOUSE (5+ UNITS) Current
OFFICE BUILDING
RETAIL STORES
AUTO REPAIR, GARAGE
MEDICAL BUILDING
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
1946
Construction
WOOD
Heating
NONE
Cooling
Yes
Buildings
2
Units
5
Bathrooms
5
Lot
0.25 ac
Current owner
From public records · entity-resolved
The Sean Madadian Livng Trust
Trust
Mailing address
1025 N ISABEL ST, GLENDALE, CA 91207-1724
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 3, 2026
$1,125,000
The Sean Madadian Livng Trust
The Vahik Vartazarian Living Trust
Grant Deed
$1,550,000 · Jpmorgan Chase Bank NA
Oct 23, 2023
—
Vahik Vartazarian
Vahik Vartazarian
Intrafamily Transfer
related
—
Jan 13, 2023
—
Vahik Vartazarian
—
Deed
related
$2,500,000 · East West Bank
Apr 29, 2022
$2,075,000
Vahik Vartazarian
Fmw Properties LLC
Grant Deed
—
Oct 26, 2017
—
Fmw Properties LLC
—
Deed
related
$750,000 · Jpmorgan Chase Bank NA
Nov 1, 2012
—
Fmw Properties LLC
Fmw Properties LLC
Grant Deed
related
$500,000 · Jpmorgan Chase Bank NA
Aug 10, 2012
—
Fmw Properties LLC
Popp Trust
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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