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Property profile & analytics
OFF-MARKET
Investment properties
804 Victory Blvd Burbank, CA 91502-2427
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6851612
Property profile
Verified
Property type
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Year built
1946
Construction
TILT-UP CONCRETE
Total area
2,310 SF
Lot
0.07 ac (3,091 SF)
Zoning code
BUC4*
APN
2451-033-004
UPID
US09-6851612
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
-
Marvin I. Porton, OD Physician
-
American Hearing Aid Center: Cheung Alan OD Physician
-
American Hearing Center Optometrist Hearing Aid Store
-
Eye Care-Optics Eye Care Center
-
Eye-Care Optometry Physician
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
804 Victory LLC · 1 yrs held
804 Victory LLC
since 2024
6 recorded transactions
Zoning & alternative use
BUC4* · Burbank, 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 Burbank submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Burbank 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
$4,902
Tax year 2024
Assessed value
$421,894
Assessed 2024
Previous assessed
$421,894
+0.0% YoY
Effective rate
1.16%
On assessed value
Assessed land
$188,344
Assessed improvement
$233,550
Applied tax rate
2.0000
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
Investment properties
Use group
STORE/OFFICE (MIXED USE)
Status
Off-Market
Year built
1946
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Buildings
2
Stories
1
Bathrooms
1
Total area
2,310 SF
Lot
0.07 ac (3,091 SF)
Zoning code
BUC4*
APN
2451-033-004
UPID
US09-6851612
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
BUC4* · Burbank, CA
Zoning BUC4* · permitted uses
BUC4* · Burbank, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Burbank. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1946
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Bathrooms
1
Lot
0.07 ac
Current owner
From public records · entity-resolved
804 Victory LLC
Entity
Mailing address
3123 GRANGEMONT RD, GLENDALE, CA 91206-1122
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 28, 2024
—
804 Victory LLC
Hambartsum Kestenian
Grant Deed
—
Nov 9, 2010
—
Kestenian Family Trust
Kestenian,hambartsum
Quit Claim Deed
related
—
Nov 12, 1999
$280,000
Hambartsum Kestenian
Kestenian,h
Quit Claim Deed
$224,000 · Hanmi Bank
Sep 9, 1997
—
Wissen,eddie Trustee
Wissen,e
Quit Claim Deed
related
—
May 26, 1972
$39,000
—
—
Grant Deed
related
—
—
—
Hambartsum Kestenian
—
Deed Of Trust
related
$224,000 · Hanmi Bank
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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