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Property profile & analytics
OFF-MARKET
Estimated value
$3,245,000
Warehouses
12738 Schabarum Ave Irwindale, CA 91706-6801
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6234865
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1998
Construction
TILT-UP CONCRETE
Total area
9,748 SF
Lot
0.61 ac (26,440 SF)
Zoning code
IRM2
APN
8546-031-093
UPID
US09-6234865
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.44M
CAP Approach
CAP
$1.95M
Comparable Approach
Comparable
$3.15M
Blend (final)
Blend
$3.25M
Owner & transaction history
Masa Investment LLC · 4 yrs held
Masa Investment LLC
since 2021
Last sale
$3.2M
4 recorded transactions
Zoning & alternative use
IRM2 · Irwindale, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$4.4M
+97.1%
Restaurant
$4.4M
+94.8%
Auto repair, garage
$3.3M
+46.8%
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 Irwindale submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Irwindale 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
$3,320,000
ML approach
$3,440,000
CAP Approach
CAP Return
Estimation
6%
$2,115,000
6.5%
$1,950,000
7%
$1,810,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$2,250,000
Current use
MEDICAL BUILDING
$4,430,000
Change: +97% · Conversion: Difficult
RESTAURANT
$4,380,000
Change: +95% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,300,000
Change: +47% · Conversion: Easy
COMMERCIAL (GENERAL)
$3,010,000
Change: +34% · Conversion: Difficult
RETAIL STORES
$2,935,000
Change: +30% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$2,510,000
Change: +12% · Conversion: Easy
Blend value · Realmo final
$3.25M
Range $2.92M – $3.57M · ±10% · vs last sale $3.16M (Dec 10 2021)
Last sale anchor
$3.16M
Dec 10 2021
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
$333 / 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
$40,282
Tax year 2024
Assessed value
$3,284,022
Assessed 2024
Previous assessed
$3,284,022
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$2,392,920
Assessed improvement
$891,102
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1998
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Total area
9,748 SF
Lot
0.61 ac (26,440 SF)
Zoning code
IRM2
APN
8546-031-093
UPID
US09-6234865
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
IRM2 · Irwindale, CA
Zoning IRM2 · permitted uses
IRM2 · Irwindale, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Irwindale. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
WAREHOUSE, STORAGE Current
Est. value
$2.3M
MEDICAL BUILDING
Est. value
$4.4M
RESTAURANT
Est. value
$4.4M
AUTO REPAIR, GARAGE
Est. value
$3.3M
COMMERCIAL (GENERAL)
Est. value
$3.0M
RETAIL STORES
Est. value
$2.9M
INDUSTRIAL (GENERAL)
Est. value
$2.5M
WAREHOUSE, STORAGE Current
MEDICAL BUILDING
RESTAURANT
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
RETAIL STORES
INDUSTRIAL (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
1998
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Lot
0.61 ac
Current owner
From public records · entity-resolved
Masa Investment LLC
Entity
Mailing address
642 S DUGGAN AVE, AZUSA, CA 91702-5138
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
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
Dec 10, 2021
$3,156,500
Masa Investment LLC
Sidney Ru
Grant Deed
$750,000 · Focus Products INC
Apr 10, 2006
—
Ru Family Trust
Ru,sidney
Quit Claim Deed
related
—
Feb 20, 1998
$697,500
Sidney Ru
—
Grant Deed
related
—
—
—
Sidney Ru
—
Deed Of Trust
related
$250,000 · United Commercial 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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