Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$780,000
Manufacturing properties
15628 Cypress Ave Irwindale, CA 91706-2119
Entity Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-9276948
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1998
Construction
TILT-UP CONCRETE
Total area
2,676 SF
Lot
0.32 ac (13,927 SF)
Zoning code
IRM2-M1*
APN
8417-003-055
UPID
US09-9276948
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
$780k
CAP Approach
CAP
$480k
Comparable Approach
Comparable
$476k
Blend (final)
Blend
$780k
Owner & transaction history
Aj Pisotls LLC · 2 yrs held
Aj Pisotls LLC
since 2024
Last sale
$780,000
5 recorded transactions
Zoning & alternative use
IRM2-M1* · Irwindale, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$1.2M
+76.6%
Auto repair, garage
$905,000
+31.6%
Commercial (general)
$825,000
+20.1%
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
$780,000
ML approach
$780,000
CAP Approach
CAP Return
Estimation
6%
$520,000
6.5%
$480,000
7%
$445,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$690,000
Current use
MEDICAL BUILDING
$1,215,000
Change: +77% · Conversion: Difficult
AUTO REPAIR, GARAGE
$905,000
Change: +32% · Conversion: Easy
COMMERCIAL (GENERAL)
$825,000
Change: +20% · Conversion: Difficult
RETAIL STORES
$805,000
Change: +17% · Conversion: Moderate
OFFICE BUILDING
$675,000
Change: -2% · Conversion: Difficult
WAREHOUSE, STORAGE
$615,000
Change: -10% · Conversion: Easy
Blend value · Realmo final
$780k
Range $702k – $858k · ±10% · vs last sale $780k (Jan 5 2024)
Last sale anchor
$780k
Jan 5 2024
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
$291 / 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
$10,915
Tax year 2024
Assessed value
$870,102
Assessed 2024
Previous assessed
$870,102
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$256,568
Assessed improvement
$613,534
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1998
Construction
TILT-UP CONCRETE
Heating
NONE
Units
1
Total area
2,676 SF
Lot
0.32 ac (13,927 SF)
Zoning code
IRM2-M1*
APN
8417-003-055
UPID
US09-9276948
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
IRM2-M1* · Irwindale, CA
Zoning IRM2-M1* · permitted uses
IRM2-M1* · 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
$690,000
MEDICAL BUILDING
Est. value
$1.2M
AUTO REPAIR, GARAGE
Est. value
$905,000
COMMERCIAL (GENERAL)
Est. value
$825,000
RETAIL STORES
Est. value
$805,000
OFFICE BUILDING
Est. value
$675,000
WAREHOUSE, STORAGE
Est. value
$615,000
INDUSTRIAL (GENERAL) Current
MEDICAL BUILDING
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
RETAIL STORES
OFFICE BUILDING
WAREHOUSE, STORAGE
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
1998
Construction
TILT-UP CONCRETE
Heating
NONE
Units
1
Lot
0.32 ac
Current owner
From public records · entity-resolved
Aj Pisotls LLC
Entity
Free & Clear · 2 yrs held
Mailing address
16169 JACOBS CIR, RIVERSIDE, CA 92504-6217
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2024
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 5, 2024
—
Aj Pisotls LLC
Jimmy F Ponce
Quit Claim Deed
related
—
Jun 15, 2018
$780,000
Jimmy F Ponce
Potts Properties LLC
Grant Deed
$722,300 · Us Bank NA
Apr 6, 2007
$575,000
Potts Properties LLC
Jcs Volks Machine Partnership
Grant Deed
$287,500 · Zions First National Bank
Jun 27, 2003
$630,000
Jcs Volks Machine Gp
Guthrie,barbara F
Grant Deed
$504,000 · Wilshire State Bank
—
—
Potts Properties LLC
—
Deed Of Trust
related
$238,000 · Cdc Small Business Finance Co
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
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 15628 Cypress Ave?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
