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Property profile & analytics
OFF-MARKET
Estimated value
$550,000
Warehouses
15554 Azusa Cyn Rdc Irwindale, CA 91706
Entity Owned
6-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-9336195
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Construction
TILT-UP CONCRETE
Total area
2,094 SF
Lot
6.27 ac (273,192 SF)
Zoning code
IRM1*
APN
8417-025-019
UPID
US09-9336195
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
$590k
CAP Approach
CAP
$420k
Comparable Approach
Comparable
$677k
Blend (final)
Blend
$550k
Owner & transaction history
Wol LLC · 6 yrs held
Wol LLC
since 2020
Last sale
$498,004
6 recorded transactions
Zoning & alternative use
IRM1* · Irwindale, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$710,000
+46.8%
Commercial (general)
$645,000
+33.9%
Retail stores
$630,000
+30.4%
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
$620,000
ML approach
$590,000
CAP Approach
CAP Return
Estimation
6%
$455,000
6.5%
$420,000
7%
$390,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$485,000
Current use
AUTO REPAIR, GARAGE
$710,000
Change: +47% · Conversion: Easy
COMMERCIAL (GENERAL)
$645,000
Change: +34% · Conversion: Difficult
RETAIL STORES
$630,000
Change: +30% · Conversion: Moderate
OFFICE BUILDING
$530,000
Change: +9% · Conversion: Difficult
Blend value · Realmo final
$550k
Range $495k – $605k · ±10% · vs last sale $498k (May 22 2020)
Last sale anchor
$498k
May 22 2020
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
$263 / 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
$6,958
Tax year 2024
Assessed value
$533,954
Assessed 2024
Previous assessed
$533,954
+0.0% YoY
Effective rate
1.30%
On assessed value
Assessed land
$186,562
Assessed improvement
$347,392
Applied tax rate
3.0000
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
Construction
TILT-UP CONCRETE
Heating
NONE
Units
1
Total area
2,094 SF
Lot
6.27 ac (273,192 SF)
Zoning code
IRM1*
APN
8417-025-019
UPID
US09-9336195
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
IRM1* · Irwindale, CA
Zoning IRM1* · permitted uses
IRM1* · 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
$485,000
AUTO REPAIR, GARAGE
Est. value
$710,000
COMMERCIAL (GENERAL)
Est. value
$645,000
RETAIL STORES
Est. value
$630,000
OFFICE BUILDING
Est. value
$530,000
WAREHOUSE, STORAGE Current
AUTO REPAIR, GARAGE
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
Construction
TILT-UP CONCRETE
Heating
NONE
Units
1
Lot
6.27 ac
Current owner
From public records · entity-resolved
Wol LLC
Entity
Free & Clear · 6 yrs held
Mailing address
1217 GEORGINA AVE, SANTA MONICA, CA 90402-2119
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2020
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
May 22, 2020
$498,000
Wol LLC
Barrie A Godwin
Grant Deed
—
Aug 29, 2018
$399,000
Barrie A Godwin
Arrow Highway Indl Pk LLC
Grant Deed
—
Apr 5, 2016
$5,100,000
Arrow Highway Industrial Park LLC
Doctson Property Management LP
Grant Deed
$5,450,000 · Nikols Mortgage Fund LLC
Feb 9, 2012
$3,085,000
Dootson Property Management LP
Dorfman,louis B
Grant Deed
$1,700,000 · Citizens Business Bank
Nov 26, 2003
—
Louis B Dorfman
Irsco Partners LLC
Grant Deed
$1,572,325 · Pff Bank & Trust
—
—
Louis B Dorfman
—
Deed Of Trust
related
$550,000 · Pff Bank & Trust
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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