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Property profile & analytics
OFF-MARKET
Estimated value
$1,600,000
Warehouses
835 Milford St Glendale, CA 91203-1567
Individually Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-6354239
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1925
Construction
WOOD
Total area
2,840 SF
Lot
0.17 ac (7,234 SF)
Zoning code
GLM2YY
APN
5638-008-044
UPID
US09-6354239
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
-
Fabric Flameproofing Co., Inc. (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.60M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.60M
Owner & transaction history
Arpine Karapetyan · 2 yrs held
Arpine Karapetyan
since 2024
Last sale
$1.6M
4 recorded transactions
Zoning & alternative use
GLM2YY · Glendale, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$1.7M
+107.1%
Office building
$1.5M
+75.6%
Retail stores
$1.5M
+75.3%
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
$1,600,000
ML approach
$1,600,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$1,730,000
Change: +107% · Conversion: Moderate
OFFICE BUILDING
$1,465,000
Change: +76% · Conversion: Difficult
RETAIL STORES
$1,465,000
Change: +75% · Conversion: Moderate
AUTO REPAIR, GARAGE
$1,420,000
Change: +70% · Conversion: Easy
MEDICAL BUILDING
$1,290,000
Change: +55% · Conversion: Difficult
COMMERCIAL (GENERAL)
$1,150,000
Change: +38% · Conversion: Difficult
Blend value · Realmo final
$1.60M
Range $1.44M – $1.76M · ±10% · vs last sale $1.60M (May 22 2024)
Last sale anchor
$1.60M
May 22 2024
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
$563 / 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
$1,870
Tax year 2024
Assessed value
$132,036
Assessed 2024
Previous assessed
$132,036
+0.0% YoY
Effective rate
1.42%
On assessed value
Assessed land
$106,980
Assessed improvement
$25,056
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1925
Construction
WOOD
Heating
NONE
Stories
1
Total area
2,840 SF
Lot
0.17 ac (7,234 SF)
Zoning code
GLM2YY
APN
5638-008-044
UPID
US09-6354239
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
GLM2YY · Glendale, CA
Zoning GLM2YY · permitted uses
GLM2YY · 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
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.7M
OFFICE BUILDING
Est. value
$1.5M
RETAIL STORES
Est. value
$1.5M
AUTO REPAIR, GARAGE
Est. value
$1.4M
MEDICAL BUILDING
Est. value
$1.3M
COMMERCIAL (GENERAL)
Est. value
$1.2M
NEIGHBORHOOD: SHOPPING CENTER
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
1925
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.17 ac
Current owner
From public records · entity-resolved
Arpine Karapetyan
Individual
Free & Clear · 2 yrs held
Mailing address
1853 VERNON RD, GLENDALE, CA 91202-1043
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 22, 2024
$1,600,000
Arpine Karapetyan
Mary Lisa Nisenfeld
Grant Deed
—
May 22, 2024
—
Arpine Karapetyan
Erik Aghasyan
Intrafamily Transfer
related
—
Jun 15, 2010
—
Curtsinger Jonathan L Trust
Curtsinger,jonathan
Quit Claim Deed
related
—
Jul 3, 2007
$270,000
Jonathan Curtsinger
Curtsinger Eugene B Trust
Grant Deed
—
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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