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Property profile & analytics
OFF-MARKET
Estimated value
$6,415,000
Community centers
900 Glenoaks Blvd Glendale, CA 91202-2663
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6554408
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
2014
Construction
WOOD
Total area
9,647 SF
Lot
0.36 ac (15,618 SF)
Zoning code
GLC3*
APN
5628-035-022
UPID
US09-6554408
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
-
LibertyMed Health Group Medical Clinic
-
Arthur Babakhanians, MD Pediatrician Physician
-
Ara Shafrazian, MD Pediatrician Physician
-
HEPc Pharmcy Pharmacy
-
West Coast Heating & AC Repair Hardware & Home Improvement HVAC Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$6.46M
CAP Approach
CAP
$6.25M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.42M
Owner & transaction history
900 W Glenoaks LLC · 5 yrs held
900 W Glenoaks LLC
since 2020
Last sale
$6.4M
7 recorded transactions
Zoning & alternative use
GLC3* · Glendale, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$6.4M
+8.7%
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
$6,525,000
ML approach
$6,455,000
CAP Approach
CAP Return
Estimation
6%
$6,770,000
6.5%
$6,250,000
7%
$5,800,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$5,870,000
Current use
RESTAURANT
$6,380,000
Change: +9% · Conversion: Difficult
OFFICE BUILDING
$4,975,000
Change: -15% · Conversion: Moderate
RETAIL STORES
$4,970,000
Change: -15% · Conversion: Easy
AUTO REPAIR, GARAGE
$4,825,000
Change: -18% · Conversion: Difficult
Blend value · Realmo final
$6.42M
Range $5.77M – $7.06M · ±10% · vs last sale $6.43M (Sep 24 2020)
Last sale anchor
$6.43M
Sep 24 2020
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
$665 / 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
$75,310
Tax year 2024
Assessed value
$6,818,261
Assessed 2024
Previous assessed
$6,818,261
+0.0% YoY
Effective rate
1.10%
On assessed value
Assessed land
$3,183,624
Assessed improvement
$3,634,637
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
2014
Construction
WOOD
Heating
NONE
Stories
1
Total area
9,647 SF
Lot
0.36 ac (15,618 SF)
Zoning code
GLC3*
APN
5628-035-022
UPID
US09-6554408
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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$5.9M
RESTAURANT
Est. value
$6.4M
OFFICE BUILDING
Est. value
$5.0M
RETAIL STORES
Est. value
$5.0M
AUTO REPAIR, GARAGE
Est. value
$4.8M
NEIGHBORHOOD: SHOPPING CENTER Current
RESTAURANT
OFFICE BUILDING
RETAIL STORES
AUTO REPAIR, GARAGE
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
2014
Construction
WOOD
Heating
NONE
Stories
1
Lot
0.36 ac
Current owner
From public records · entity-resolved
900 W Glenoaks LLC
Entity
Mailing address
315 ARDEN AVE STE #20, GLENDALE, CA 91203-1134
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 19, 2020
—
900 W Glenoaks LLC
—
Deed
related
$3,231,500 · Mufg Union Bk NA
Sep 24, 2020
$6,425,000
900 W Glenoaks LLC
Gabledon II Family Limited Partners
Grant Deed
$3,231,500 · Mufg Union Bank NA
Sep 24, 2020
—
900 W Glenoaks LLC
—
Deed
related
$2,581,515 · Mufg Union Bk NA
Aug 22, 2017
$5,800,000
Gabledon II Family Limited Partners
Nv Holdings LLC
Grant Deed
$3,000,000 · Mufg Union Bank NA
Jun 10, 2016
—
Nv Holdings LLC
—
Deed
related
$2,750,000 · Commonwealth Business Bank
Mar 20, 2012
—
Nv Holdings LLC
—
Trustees Deed
related
$1,868,100 · Seacoast Commerce Bank
Oct 14, 2008
—
Nv Holdings LLC
Exxonmobil Oil Corp
Grant Deed
$1,075,000 · National Bank Of California
Nov 30, 1999
—
Mobil Oil Corp
—
Deed Of Trust
related
—
—
—
Nv Holdings LLC
—
Deed Of Trust
related
$1,112,600 · Seacoast Commerce Bank
—
—
900 W Glenoaks LLC
—
Deed Of Trust
related
$3,231,500 · Mufg Union Bk NA
—
—
900 W Glenoaks LLC
—
Deed Of Trust
related
$3,231,500 · Union Bancal Mtg
—
—
900 W Glenoaks LLC
—
Deed Of Trust
related
$2,581,515 · Mufg Union Bk NA
Mar 19, 1963
—
Mobil Oil Corp
—
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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