Listed by Arthur Mangassarian, Re/Max Tri-City Realty, (818) 409-0040
413 Irving Ave #32
Glendale, CA 91201
Riverside RanchoLocal Information
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- Schools1 Elementary School1 Middle School1 High School
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Description
This property is a rare investor opportunity in Glendale, California, offering permit-ready plans to build a 33-unit residential development near Burbank Studios and close to major amenities like the I-5 freeway, The project is designed to appeal to tenants seeking proximity to Burbank’s media and entertainment hubs, combined with the convenience of city amenities. The surrounding neighborhood offers extensive shopping (Costco, IKEA, Macy’s, Walmart, Target), entertainment (AMC 16 Theaters), and dining, increasing the appeal for prospective tenants.
The finished product will be a four-story architectural building, providing ample parking and open-air meeting spaces on higher floors. The unit mix includes two bedrooms (1,013-1,073 SF) one-bedroom and a den (873-959 SF) and one bedroom (642 to 900 SF) layouts, with several units featuring private balconies.
The buyer will be required to pay all permit fees to begin construction, with plans already at the “Ready To Issue” (RTI) stage, ensuring a streamlined process for immediate building commencement.
The finished product will be a four-story architectural building, providing ample parking and open-air meeting spaces on higher floors. The unit mix includes two bedrooms (1,013-1,073 SF) one-bedroom and a den (873-959 SF) and one bedroom (642 to 900 SF) layouts, with several units featuring private balconies.
The buyer will be required to pay all permit fees to begin construction, with plans already at the “Ready To Issue” (RTI) stage, ensuring a streamlined process for immediate building commencement.
Home Highlights
Parking
No Info
Outdoor
No Info
HOA
None
Price/Sqft
No Info
Listed
180+ days ago
Home Details for 413 Irving Ave #32
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View No ViewView: None |
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Frontage Not on Waterfront |
Surface & Elevation Elevation Units: Feet |
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Cumulative Days on Market: 115Days on Market: 180+ |
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Property Type / Style Property Type: LandProperty Subtype: Unimproved Land |
Building Not a New ConstructionNo Additional Parcels |
Property Information Parcel Number: 5625009019 |
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Price List Price: $4,500,000 |
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MLS Status: Active |
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Direction & Address City: Glendale |
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Listing Agent Listing ID: GD25268575 |
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Community Features: CurbsNot Senior Community |
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Association for this Listing: California Regional MLSHOA Fee: No HOA Fee |
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Lot Area: 8651 sqft |
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Special Conditions: Standard |
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Listing Terms: Cash to New Loan |
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Mls Number: GD25268575Living Area Range Units: Square FeetAttribution Contact: 818-636-8899Common Interest: NoneUniversal Property Id: US-06037-N-5625009019-R-N |
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CurbsSource Internet Entire Listing Display |
Last check for updates: about 9 hours ago
Listing Provided by: Arthur Mangassarian DRE #00751703, (818) 636-8899
Re/Max Tri-City Realty
Zareh Amirian DRE #02254561
Keyes Real Estate
Originating MLS: California Regional MLS
Source: CRMLS, MLS#GD25268575
Also Listed on CRMLS.
Market trends in Glendale
Last updated May 2026
Avg. sale price
$1.24M
$192KMoM
Sale-to-List Price
101.1%
1.0%MoM
Price per sq ft
$755
$38MoM
Available listings
277
13MoM
Price History for 413 Irving Ave #32
| Date | Price | Event | Source |
|---|---|---|---|
| 12/01/2025 | $4,500,000 | Listed For Sale | CRMLS #GD25268575 |
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Comparable Sales for 413 Irving Ave #32
Address | Distance | Property Type | Sold Price | Sold Date | Bed | Bath | Sqft |
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1.12 | Lot/Land | $675,000 | 03/05/26 | - | - | ||
1.44 | Lot/Land | $850,000 | 12/19/25 | - | - | ||
2.95 | Lot/Land | $1,780,000 | 07/30/25 | - | - | ||
3.66 | Lot/Land | $1,300,000 | 02/04/26 | - | - | ||
3.79 | Lot/Land | $200,000 | 12/18/25 | - | - | ||
3.70 | Lot/Land | $1,742,500 | 04/03/26 | - | - | ||
3.79 | Lot/Land | $200,000 | 12/18/25 | - | - | ||
3.72 | Lot/Land | $1,900,000 | 08/15/25 | - | - | ||
3.87 | Lot/Land | $140,000 | 08/01/25 | - | - | ||
4.00 | Lot/Land | $88,000 | 09/29/25 | - | - |
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Assigned Schools
These are the assigned schools for 413 Irving Ave #32.
- Benjamin Franklin Elementary School
- K-6
- Public
- 608 Students
9/10GreatSchools RatingParent Rating AverageFranklin use to be a special place. Unfortunately, in the 7 years we have been there it has significantly declined. If I had a child looking to enter elementary I would not recommend Franklin. It use to be a diamond in the rough. A calm lovely environment, with parent's who really cared, and a great language program. It still has the potential to be good. Franklin had a hard time keeping staff: principals and teachers. Part of this was due to Covid. For a language school it's hard to find staff as they need to have the qualifications and speak the target language fluently. The school ended up hiring sub par teachers with zero prior experience. All the best families left. The school is disorganized, chaotic, unpleasant to deal with, and they don't always treat students compassionately. One example is that children aren't allowed to use the bathroom unless it is recess. If you do ask to use the bathroom then you get a mark against you. The school hands out chromebooks in the 4th grade where at that point everything is done on the computer and they don't teach typing. It becomes an issue. I didn't realize my kids weren't actually typing a year in and had to reteach them a skill. It was difficult. Require everything to be on the computer then teach the kids to type. The transition from 3rd to 4th grade is significant. Everything transfers to google classroom and they don't give any instruction of warning on the change. There is no 5th grade teacher the school cut that teacher and expects the 4th and 6th grade teacher to teach 5th grade. Which is insane and they don't even pay them extra. Administration is rude and under stafffed. Pick up is a dangerous chaotic place. There is no proper crossing guard and the principal is nowhere to be seen. I think as a whole public schools have declined so much. Those of us that can afford it are transferring to private. When this happens the overall experience of the school and the student body will decline. Franklin could be great but sadly it isn't These examples i gave are just a small sampling of the negative experiences we have had. The majority of the parents I have talked to are deeply unhappy. So many great families I knew left.Parent Review1mo ago - Herbert Hoover High School
- 9-12
- Public
- 1590 Students
7/10GreatSchools RatingParent Rating Averagethis is the worst school ever teacher and staff think they are the boss of children here no one knows there rights in this school this is just like a dictatorship if u love ur kid u wouldnt take them here students are great there they dont respect u guys cuz they dont get any kind of respect learn how to do your jobsOther Review5mo ago - Eleanor J. Toll Middle School
- 6-8
- Public
- 1412 Students
7/10GreatSchools RatingParent Rating AverageStudents bring weapons to school, 3-4 fights a day, teachers don't help students learn as well.Student Review3mo ago 
Check out schools near 413 Irving Ave #32.
Neighborhood Overview
Neighborhood stats provided by third party data sources.
What Locals Say about Riverside Rancho
At least 16 Trulia users voted on each feature.
84 % Say there are sidewalks
82 % Say it's dog friendly
79 % Say car is needed
78 % Say it's walkable to restaurants
73 % Say people would walk alone at night
68 % Say it's quiet
67 % Say it's walkable to grocery stores
63 % Say yards are well-kept
63 % Say they plan to stay for at least 5 years
63 % Say there's wildlife
63 % Say parking is easy
61 % Say neighbors are friendly
58 % Say there's holiday spirit
50 % Say kids play outside
46 % Say streets are well-lit
28 % Say there are community events
Sourced by Trulia users. Learn more about our methodology.
LGBTQ Local Legal Protections
LGBTQ Local Legal Protections
Arthur Mangassarian, Re/Max Tri-City Realty
Agent Phone: (818) 636-8899
The multiple listing data appearing on this website, or contained in reports produced therefrom, is owned and copyrighted by California Regional Multiple Listing Service, Inc. ("CRMLS") and is protected by all applicable copyright laws. Information provided is for viewer's personal, non-commercial use and may not be used for any purpose other than to identify prospective properties the viewer may be interested in purchasing. All listing data, including but not limited to square footage and lot size is believed to be accurate, but the listing Agent, listing Broker and CRMLS and its affiliates do not warrant or guarantee such accuracy. The viewer should independently verify the listed data prior to making any decisions based on such information by personal inspection and/or contacting a real estate professional.
Based on information from California Regional Multiple Listing Service, Inc. as of 2026-02-09 09:51:42 PST and /or other sources. All data, including all measurements and calculations of area, is obtained from various sources and has not been, and will not be, verified by broker or MLS. All information should be independently reviewed and verified for accuracy. Properties may or may not be listed by the office/agent presenting the information
Based on information from California Regional Multiple Listing Service, Inc. as of 2026-02-09 09:51:42 PST and /or other sources. All data, including all measurements and calculations of area, is obtained from various sources and has not been, and will not be, verified by broker or MLS. All information should be independently reviewed and verified for accuracy. Properties may or may not be listed by the office/agent presenting the information
413 Irving Ave #32, Glendale, CA 91201 is a lot/land. 413 Irving Ave #32 is located in Riverside Rancho, Glendale. This property is currently available for sale and was listed by CRMLS on Dec 1, 2025. The MLS # for this home is MLS# GD25268575.