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Property profile & analytics
OFF-MARKET
Estimated value
$1,355,000
Warehouses
15560 Azusa Cyn Rdd Irwindale, CA 91706
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9206282
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Construction
TILT-UP CONCRETE
Total area
2,916 SF
Lot
6.27 ac (273,192 SF)
Zoning code
IRM1*
APN
8417-025-033
UPID
US09-9206282
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
$1.42M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$943k
Blend (final)
Blend
$1.36M
Owner & transaction history
Kinsen Properties Holdings LLC · 3 yrs held
Kinsen Properties Holdings LLC
since 2022
Last sale
$1.6M
7 recorded transactions
Zoning & alternative use
IRM1* · Irwindale, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.3M
+97.1%
Auto repair, garage
$990,000
+46.8%
Commercial (general)
$900,000
+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
$1,325,000
ML approach
$1,420,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$1,325,000
Change: +97% · Conversion: Difficult
AUTO REPAIR, GARAGE
$990,000
Change: +47% · Conversion: Easy
COMMERCIAL (GENERAL)
$900,000
Change: +34% · Conversion: Difficult
RETAIL STORES
$875,000
Change: +30% · Conversion: Moderate
Blend value · Realmo final
$1.36M
Range $1.22M – $1.49M · ±10% · vs last sale $1.55M (Aug 3 2022)
Last sale anchor
$1.55M
Aug 3 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
$465 / 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
$11,880
Tax year 2024
Assessed value
$948,600
Assessed 2024
Previous assessed
$948,600
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$448,800
Assessed improvement
$499,800
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
2,916 SF
Lot
6.27 ac (273,192 SF)
Zoning code
IRM1*
APN
8417-025-033
UPID
US09-9206282
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
MEDICAL BUILDING
Est. value
$1.3M
AUTO REPAIR, GARAGE
Est. value
$990,000
COMMERCIAL (GENERAL)
Est. value
$900,000
RETAIL STORES
Est. value
$875,000
MEDICAL BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
RETAIL STORES
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
Kinsen Properties Holdings LLC
Entity
Mailing address
86 W BIRCHCROFT ST, ARCADIA, CA 91007-5114
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 3, 2022
$1,550,000
Kinsen Properties Holdings LLC
Harborland Properties LLC
Grant Deed
$795,000 · Mvb Bank INC
Aug 3, 2022
—
Kinsen Properties Holdings LLC
—
Deed
related
$656,000 · California Statewide Certified Developme
Sep 30, 2021
—
Kurt L Bengtson
Mmr LLC
Quit Claim Deed
related
—
May 1, 2018
$894,500
Harborland Properties LLC
Arrow Highway Industrial Park LLC
Grant Deed
$768,000 · Citizens Bank
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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