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Property profile & analytics
OFF-MARKET
Estimated value
$5,930,000
Manufacturing properties
15501 1st St Irwindale, CA 91706-6201
Individually Owned
13-yr Hold
Free & Clear
Property ID
US09-9170729
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1985
Construction
TILT-UP CONCRETE
Total area
59,600 SF
Lot
3.31 ac (144,060 SF)
Zoning code
IRM2*
APN
8533-011-046
UPID
US09-9170729
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
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.93M
Owner & transaction history
Harry R Ulman · 13 yrs held
Harry R Ulman
since 2012
6 recorded transactions
Zoning & alternative use
IRM2* · Irwindale, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
$99 / 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
$74,540
Tax year 2024
Assessed value
$5,232,493
Assessed 2024
Previous assessed
$5,232,493
+0.0% YoY
Effective rate
1.42%
On assessed value
Assessed land
$3,138,931
Assessed improvement
$2,093,562
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
1985
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
59,600 SF
Lot
3.31 ac (144,060 SF)
Zoning code
IRM2*
APN
8533-011-046
UPID
US09-9170729
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.
Building & site characteristics
From public records
Year built
1985
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
3.31 ac
Current owner
From public records · entity-resolved
Harry R Ulman
Individual
Free & Clear · 13 yrs held
Mailing address
PO BOX 2573, PALOS VERDES PENINSULA, CA 90274-8573
Ownership since
2012
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 9, 2012
—
Harry R Ulman
Ulman H & G Living Trust
Quit Claim Deed
—
Oct 19, 2000
—
Ulman Trust
Cal Realty INC
Grant Deed
related
—
Jun 30, 1992
—
Cal Realty INC
—
Deed Of Trust
related
—
—
—
Nellson Nutaceutical INC
—
Deed Of Trust
related
—
—
—
Shermfin
—
Deed Of Trust
related
$1,900,000 · Principal Mutual Life Ins
—
—
Cal Realty INC
—
Deed Of Trust
related
$1,825,000 · Bank Of America
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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