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Property profile & analytics
OFF-MARKET
Estimated value
$3,410,000
Manufacturing properties
12862 Schabarum Ave Irwindale, CA 91706-6801
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US10-0381215
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1996
Construction
TILT-UP CONCRETE
Total area
17,556 SF
Lot
0.63 ac (27,649 SF)
Zoning code
IRM2-A1*
APN
8546-031-085
UPID
US10-0381215
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
by Request
CAP Approach
CAP
$3.16M
Comparable Approach
Comparable
$2.46M
Blend (final)
Blend
$3.41M
Owner & transaction history
Paseo Properties LLC · 2 yrs held
Paseo Properties LLC
since 2023
7 recorded transactions
Zoning & alternative use
IRM2-A1* · Irwindale, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$5.4M
+20.1%
Retail stores
$5.3M
+16.9%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$3,420,000
6.5%
$3,155,000
7%
$2,930,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$4,520,000
Current use
COMMERCIAL (GENERAL)
$5,425,000
Change: +20% · Conversion: Difficult
RETAIL STORES
$5,280,000
Change: +17% · Conversion: Moderate
OFFICE BUILDING
$4,425,000
Change: -2% · Conversion: Difficult
Blend value · Realmo final
$3.41M
Range $3.07M – $3.75M · ±10%
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
$194 / 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
$53,093
Tax year 2024
Assessed value
$4,280,000
Assessed 2024
Previous assessed
$4,280,000
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$2,460,000
Assessed improvement
$1,820,000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1996
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
17,556 SF
Lot
0.63 ac (27,649 SF)
Zoning code
IRM2-A1*
APN
8546-031-085
UPID
US10-0381215
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
IRM2-A1* · Irwindale, CA
Zoning IRM2-A1* · permitted uses
IRM2-A1* · 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
INDUSTRIAL (GENERAL) Current
Est. value
$4.5M
COMMERCIAL (GENERAL)
Est. value
$5.4M
RETAIL STORES
Est. value
$5.3M
OFFICE BUILDING
Est. value
$4.4M
INDUSTRIAL (GENERAL) Current
COMMERCIAL (GENERAL)
RETAIL STORES
OFFICE 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
1996
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.63 ac
Current owner
From public records · entity-resolved
Paseo Properties LLC
Entity
Mailing address
12860 SCHABARUM AVE, IRWINDALE, CA 91706-6801
Mailing matches property
Yes
Owner-occupied
Yes
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
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 2, 2023
—
Paseo Properties LLC
Gonzalo R Islas
Grant Deed
—
May 18, 2017
—
Islas Family Trust
Islas,gonzalo R & Sara I
Quit Claim Deed
related
—
Sep 15, 2004
$1,263,500
Gonzalo R Islas
He,li H
Grant Deed
$1,000,000 · Ironstone Bank
Nov 1, 2002
—
Jacky C Cheung
He,l C
Quit Claim Deed
related
—
Sep 20, 2000
—
He,li H
Firstar Intl,
Trustees Deed
related
—
Mar 15, 2000
—
Firstar Intl
He,l H
Grant Deed
related
—
Mar 10, 2000
$770,000
Li H He
Associates Mega Sub-system
Grant Deed
—
Sep 16, 1999
$677,000
Associates Mega Sub-system INC
Chen,jhy-der & Marian M
Grant Deed
—
Jun 29, 1999
—
Jhy D Chen
Assoc Mega Sub-system,
Quit Claim Deed
related
—
Dec 19, 1996
—
Associates Mega Sub-system INC
Bbl Partnership
Trustees Deed
$460,000 · Sumitomo Bank Of California
Feb 6, 1996
—
Coral Place Corp
—
Deed Of Trust
related
$1,000,000 · Wells Fargo Bank
—
—
Li H He
—
Deed Of Trust
related
$700,000 · United Commercial Bank
—
—
Li H He
—
Deed Of Trust
related
$600,000 · Interbusiness Bank NA
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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