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Property profile & analytics
OFF-MARKET
Estimated value
$675,000
Warehouses
15558 Azusa Cyn Rda Irwindale, CA 91706
Individually Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-9104607
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Construction
TILT-UP CONCRETE
Total area
1,923 SF
Lot
6.27 ac (273,192 SF)
Zoning code
IRM1*
APN
8417-025-025
UPID
US09-9104607
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
$665k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$622k
Blend (final)
Blend
$675k
Owner & transaction history
Minh N Hong · 4 yrs held
Minh N Hong
since 2022
Last sale
$728,000
6 recorded transactions
Zoning & alternative use
IRM1* · Irwindale, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$875,000
+97.1%
Auto repair, garage
$650,000
+46.8%
Commercial (general)
$595,000
+33.9%
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
$620,000
ML approach
$665,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$445,000
Current use
MEDICAL BUILDING
$875,000
Change: +97% · Conversion: Difficult
AUTO REPAIR, GARAGE
$650,000
Change: +47% · Conversion: Easy
COMMERCIAL (GENERAL)
$595,000
Change: +34% · Conversion: Difficult
RETAIL STORES
$580,000
Change: +30% · Conversion: Moderate
OFFICE BUILDING
$485,000
Change: +9% · Conversion: Difficult
Blend value · Realmo final
$675k
Range $608k – $743k · ±10% · vs last sale $728k (May 25 2022)
Last sale anchor
$728k
May 25 2022
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
$351 / 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
$5,546
Tax year 2024
Assessed value
$414,166
Assessed 2024
Previous assessed
$414,166
+0.0% YoY
Effective rate
1.34%
On assessed value
Assessed land
$142,227
Assessed improvement
$271,939
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
Total area
1,923 SF
Lot
6.27 ac (273,192 SF)
Zoning code
IRM1*
APN
8417-025-025
UPID
US09-9104607
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
$445,000
MEDICAL BUILDING
Est. value
$875,000
AUTO REPAIR, GARAGE
Est. value
$650,000
COMMERCIAL (GENERAL)
Est. value
$595,000
RETAIL STORES
Est. value
$580,000
OFFICE BUILDING
Est. value
$485,000
WAREHOUSE, STORAGE Current
MEDICAL BUILDING
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
Lot
6.27 ac
Current owner
From public records · entity-resolved
Minh N Hong
Individual
Free & Clear · 4 yrs held
Mailing address
602 N ANGELENO AVE, AZUSA, CA 91702-2903
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
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 25, 2022
—
Minh N Hong
Minh N Hong
Intrafamily Transfer
related
—
Mar 22, 2017
$728,000
Minh Hong
Arrow Highway Industrial Park LLC
Grant Deed
$585,000 · Jpmorgan Chase Bank NA
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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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