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Property profile & analytics
OFF-MARKET
Estimated value
$15,515,000
Manufacturing properties
15715 Arrow Hwy Irwindale, CA 91706-2006
Entity Owned
Absentee Owner
~
Est. High Equity
Property ID
US10-0381178
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1989
Construction
TILT-UP CONCRETE
Total area
62,592 SF
Lot
4.92 ac (214,422 SF)
Zoning code
IRM2*
APN
8619-001-059
UPID
US10-0381178
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
$11.26M
Comparable Approach
Comparable
$17.50M
Blend (final)
Blend
$15.52M
Owner & transaction history
Ih Irwindale LLC
Ih Irwindale LLC
since 2025
Last sale
$21.6M
7 recorded transactions
Zoning & alternative use
IRM2* · Irwindale, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$21.2M
+31.6%
Commercial (general)
$19.3M
+20.1%
Retail stores
$18.8M
+16.9%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$12,190,000
6.5%
$11,255,000
7%
$10,450,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$16,110,000
Current use
AUTO REPAIR, GARAGE
$21,200,000
Change: +32% · Conversion: Easy
COMMERCIAL (GENERAL)
$19,340,000
Change: +20% · Conversion: Difficult
RETAIL STORES
$18,835,000
Change: +17% · Conversion: Moderate
OFFICE BUILDING
$15,775,000
Change: -2% · Conversion: Difficult
Blend value · Realmo final
$15.52M
Range $13.96M – $17.07M · ±10% · vs last sale $21.59M (Jun 5 2025)
Last sale anchor
$21.59M
Jun 5 2025
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
$248 / 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
$128,611
Tax year 2024
Assessed value
$9,854,974
Assessed 2024
Previous assessed
$9,854,974
+0.0% YoY
Effective rate
1.31%
On assessed value
Assessed land
$6,910,502
Assessed improvement
$2,944,472
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
1989
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
62,592 SF
Lot
4.92 ac (214,422 SF)
Zoning code
IRM2*
APN
8619-001-059
UPID
US10-0381178
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.
Alternative use value scenarios
Repositioning upside vs current use
INDUSTRIAL (GENERAL) Current
Est. value
$16.1M
AUTO REPAIR, GARAGE
Est. value
$21.2M
COMMERCIAL (GENERAL)
Est. value
$19.3M
RETAIL STORES
Est. value
$18.8M
OFFICE BUILDING
Est. value
$15.8M
INDUSTRIAL (GENERAL) 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
Year built
1989
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
4.92 ac
Current owner
From public records · entity-resolved
Ih Irwindale LLC
Entity
Mailing address
11620 WILSHIRE BLVD STE #1000, LOS ANGELES, CA 90025-6821
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 5, 2025
$21,585,000
Ih Irwindale LLC
Rif III Irwindale LLC
Grant Deed
—
Oct 28, 2022
—
Rif III Irwindale LLC
—
Deed
related
$60,000,000 · Capital One Bank NA
Aug 31, 2009
—
Rif III-irwindale LLC
—
Deed Of Trust
related
$79,450,000 · Bank Of America
Jul 18, 2006
$8,650,000
Rif III-irwindale LLC
Mickel L A Living Trust
Grant Deed
$7,325,000 · Bank Of America
Jul 18, 2000
$5,400,000
Mickel,louise A Tr
—
Grant Deed
related
—
Aug 6, 1997
$2,800,000
Ct 34 Irwindale Partners
Ioptex,research
Trustees Deed
—
—
—
Rif III-irwindale LLC
—
Loan Modification
related
$60,000,000 · Bank Of America
—
—
Rif III-irwindale LLC
—
Deed Of Trust
related
$60,000,000 · Bank Of America
—
—
Rif III-irwindale LLC
—
Deed Of Trust
related
$79,450,000 · Cjuf III Atlas Portfolio LLC
—
—
Mickel Trust
—
Deed Of Trust
related
$3,800,000 · Cuna Mutual Life Insurance Co
—
—
Ct Xxxiv Irwindale Partners Lc
—
Deed Of Trust
related
$2,565,000 · Fremont Investment & Loan
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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