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Property profile & analytics
OFF-MARKET
Estimated value
$2,965,000
Apartment buildings
735 Milford St Glendale, CA 91203-1502
Entity Owned
Absentee Owner
Free & Clear
Property ID
US09-7414670
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1979
Construction
WOOD
Total area
9,478 SF
Lot
0.33 ac (14,543 SF)
Zoning code
GLR4P*
APN
5638-009-027
UPID
US09-7414670
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
$2.75M
Comparable Approach
Comparable
$2.21M
Blend (final)
Blend
$2.97M
Owner & transaction history
Unotek LLC
Unotek LLC
since 2025
Last sale
$3.5M
7 recorded transactions
Zoning & alternative use
GLR4P* · Glendale, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$4.9M
+95.2%
Retail stores
$4.9M
+94.9%
Auto repair, garage
$4.7M
+89.3%
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%
$2,975,000
6.5%
$2,745,000
7%
$2,550,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$2,505,000
Current use
OFFICE BUILDING
$4,890,000
Change: +95% · Conversion: Moderate
RETAIL STORES
$4,885,000
Change: +95% · Conversion: Difficult
AUTO REPAIR, GARAGE
$4,745,000
Change: +89% · Conversion: Difficult
MEDICAL BUILDING
$4,310,000
Change: +72% · Conversion: Moderate
COMMERCIAL (GENERAL)
$3,835,000
Change: +53% · Conversion: Moderate
Blend value · Realmo final
$2.97M
Range $2.67M – $3.26M · ±10% · vs last sale $3.45M (May 11 2025)
Last sale anchor
$3.45M
May 11 2025
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
$313 / 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
$21,963
Tax year 2024
Assessed value
$1,886,625
Assessed 2024
Previous assessed
$1,886,625
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$1,002,660
Assessed improvement
$883,965
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1979
Construction
WOOD
Heating
NONE
Cooling
CENTRAL
Units
12
Bathrooms
16
Total area
9,478 SF
Lot
0.33 ac (14,543 SF)
Zoning code
GLR4P*
APN
5638-009-027
UPID
US09-7414670
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
GLR4P* · Glendale, CA
Zoning GLR4P* · permitted uses
GLR4P* · 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
$2.5M
OFFICE BUILDING
Est. value
$4.9M
RETAIL STORES
Est. value
$4.9M
AUTO REPAIR, GARAGE
Est. value
$4.7M
MEDICAL BUILDING
Est. value
$4.3M
COMMERCIAL (GENERAL)
Est. value
$3.8M
APARTMENT HOUSE (5+ UNITS) Current
OFFICE BUILDING
RETAIL STORES
AUTO REPAIR, GARAGE
MEDICAL BUILDING
COMMERCIAL (GENERAL)
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
1979
Construction
WOOD
Heating
NONE
Cooling
Yes
Units
12
Bathrooms
16
Lot
0.33 ac
Current owner
From public records · entity-resolved
Unotek LLC
Entity
Free & Clear · 0 yrs held
Mailing address
3168 VIS GRANDE, SANTA ROSA VALLEY, CA 93012-8888
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 11, 2025
$3,450,000
Unotek LLC
Ugo Lacobelils Revocable Living Tru
Grant Deed
—
Feb 26, 2021
—
Ugo Iacobellis
—
Deed
related
$900,000 · Windvest Corporation
Sep 12, 2008
—
Iacobellis Ugo Living Trust
Iacobellis,ugo
Quit Claim Deed
related
—
May 10, 2005
$550,000
Ugo Lacobellis
Mario Lacobellis
Grant Deed
related
$800,000 · Banco Popular North America
May 4, 2004
—
Ann L Stanley
Stanley,andrew W
Quit Claim Deed
related
—
May 4, 2004
$585,000
Ann L Stanley
Rwh Pasadena LLC
Grant Deed
$468,000 · America's Wholesale Lender
Oct 30, 2002
—
Logan,e R Tr
Logan
Quit Claim Deed
related
—
—
—
Mario Iacobellis
—
Deed Of Trust
related
$450,000 · Quaker City Federal S & L
—
—
Ugo Iacobellis
—
Deed Of Trust
related
$43,100 · Us Small Business Admn
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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