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Property profile & analytics
OFF-MARKET
Estimated value
$7,280,000
Office buildings
15768 Arrow Hwy Irwindale, CA 91706-2005
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9033891
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
2018
Construction
TILT-UP CONCRETE
Total area
13,335 SF
Lot
1.28 ac (55,954 SF)
Zoning code
IRM2YY
APN
8417-035-037
UPID
US09-9033891
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
$7.08M
CAP Approach
CAP
$4.79M
Comparable Approach
Comparable
$5.06M
Blend (final)
Blend
$7.28M
Owner & transaction history
Z Square Properties Company LLC · 4 yrs held
Z Square Properties Company LLC
since 2022
Last sale
$8.5M
2 recorded transactions
Zoning & alternative use
IRM2YY · Irwindale, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$6.1M
+80.4%
Restaurant
$6.0M
+78.2%
Auto repair, garage
$4.5M
+34.4%
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
$7,280,000
ML approach
$7,075,000
CAP Approach
CAP Return
Estimation
6%
$5,180,000
6.5%
$4,785,000
7%
$4,440,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$6,060,000
Change: +80% · Conversion: Easy
RESTAURANT
$5,990,000
Change: +78% · Conversion: Moderate
AUTO REPAIR, GARAGE
$4,515,000
Change: +34% · Conversion: Difficult
Blend value · Realmo final
$7.28M
Range $6.55M – $8.01M · ±10% · vs last sale $8.52M (Mar 3 2022)
Last sale anchor
$8.52M
Mar 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
$546 / 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
$107,827
Tax year 2024
Assessed value
$8,864,208
Assessed 2024
Previous assessed
$8,864,208
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$6,960,276
Assessed improvement
$1,903,932
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
Off-Market
Year built
2018
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
OTHER
Total area
13,335 SF
Lot
1.28 ac (55,954 SF)
Zoning code
IRM2YY
APN
8417-035-037
UPID
US09-9033891
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
IRM2YY · Irwindale, CAZoning IRM2YY · permitted uses
IRM2YY · Irwindale, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
MEDICAL BUILDING
Est. value
$6.1M
RESTAURANT
Est. value
$6.0M
AUTO REPAIR, GARAGE
Est. value
$4.5M
MEDICAL BUILDING
RESTAURANT
AUTO REPAIR, GARAGE
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
2018
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Lot
1.28 ac
Current owner
From public records · entity-resolved
Z Square Properties Company LLC
Entity
Mailing address
252 CREEDON CIR, ALAMEDA, CA 94502-7791
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 3, 2022
$8,520,000
Z Square Properties Company LLC
Stephensolomon LLC
Grant Deed
$5,550,000 · Heritage Bank Of Nevada
May 20, 2021
—
Stephensolomon LLC
—
Deed
related
$4,606,269 · Bank Of The West
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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