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Property profile & analytics
OFF-MARKET
Estimated value
$3,160,000
Retail space
910 Glendale Ave Glendale, CA 91205-2891
Individually Owned
3-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-7006363
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1989
Construction
TILT-UP CONCRETE
Total area
5,758 SF
Lot
0.38 ac (16,527 SF)
Zoning code
GLC3*
APN
5675-027-012
UPID
US09-7006363
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
-
Ed's Mercedes Specialist Auto Repair Shop
-
Simon Auto Repair Auto Repair Shop
-
Glendale Tires & Alignment (Bike/Boat/Book/etc) Store Auto Parts Store
-
Glendale Auto Lube & Tune Auto Repair Shop
-
State Smog Auto Lube and Tune Auto Repair Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.17M
CAP Approach
CAP
$3.31M
Comparable Approach
Comparable
$4.02M
Blend (final)
Blend
$3.16M
Owner & transaction history
Joyce F Griffith · 3 yrs held
Joyce F Griffith
since 2023
Last sale
$3.1M
7 recorded transactions
Zoning & alternative use
GLC3* · Glendale, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$3.8M
+28.4%
Neighborhood: shopping center
$3.5M
+18.1%
Office building
$3.0M
+0.2%
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
$3,040,000
ML approach
$3,165,000
CAP Approach
CAP Return
Estimation
6%
$3,585,000
6.5%
$3,310,000
7%
$3,070,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,965,000
Current use
RESTAURANT
$3,810,000
Change: +28% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$3,505,000
Change: +18% · Conversion: Moderate
OFFICE BUILDING
$2,970,000
Change: +0% · Conversion: Easy
AUTO REPAIR, GARAGE
$2,880,000
Change: -3% · Conversion: Difficult
MEDICAL BUILDING
$2,615,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$3.16M
Range $2.84M – $3.48M · ±10% · vs last sale $3.15M (Feb 17 2023)
Last sale anchor
$3.15M
Feb 17 2023
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
$549 / 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
$35,778
Tax year 2024
Assessed value
$3,207,900
Assessed 2024
Previous assessed
$3,207,900
+0.0% YoY
Effective rate
1.12%
On assessed value
Assessed land
$2,244,000
Assessed improvement
$963,900
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1989
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
5,758 SF
Lot
0.38 ac (16,527 SF)
Zoning code
GLC3*
APN
5675-027-012
UPID
US09-7006363
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
RETAIL STORES Current
Est. value
$3.0M
RESTAURANT
Est. value
$3.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.5M
OFFICE BUILDING
Est. value
$3.0M
AUTO REPAIR, GARAGE
Est. value
$2.9M
MEDICAL BUILDING
Est. value
$2.6M
RETAIL STORES Current
RESTAURANT
NEIGHBORHOOD: SHOPPING CENTER
OFFICE BUILDING
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1989
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.38 ac
Current owner
From public records · entity-resolved
Joyce F Griffith
Individual
Free & Clear · 3 yrs held
Mailing address
417 E HUNTINGTON DR #201, MONROVIA, CA 91016-3632
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
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 17, 2023
—
Joyce F Griffith
Emil Leon Menasserian
Affidavit Death Of Trustee/successor Trustee
—
Feb 17, 2023
$3,145,000
Glendale Service LLC
Joyce F Griffith
Grant Deed
—
Apr 18, 2013
—
Menasserian,emil L Trust
Menasserian,emil L
Quit Claim Deed
related
—
Apr 18, 1990
$50,000
Emil L Menasserian
Unknown
Grant Deed
—
Apr 26, 1989
$50,000
Emil Menasserian
Harit
Grant Deed
—
Aug 19, 1988
$41,000
Emil Menassarian
471
Trustees Deed
related
—
—
—
Emil Menasserian
—
Deed Of Trust
related
$715,000 · Glendale Federal 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.
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