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Property profile & analytics
OFF-MARKET
Estimated value
$7,965,000
Office buildings
15805 Edna Pl, Irwindale, CA 91706-2160
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6234977
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1963
Construction
WOOD
Total area
26,097 SF
Lot
1.99 ac (86,838 SF)
Zoning code
IRCM*
APN
8417-006-047
UPID
US09-6234977
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
$6.95M
CAP Approach
CAP
$9.36M
Comparable Approach
Comparable
$8.64M
Blend (final)
Blend
$7.97M
Owner & transaction history
Wimatex INC · 3 yrs held
Wimatex INC
since 2022
Last sale
$8.0M
7 recorded transactions
Zoning & alternative use
IRCM* · Irwindale, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$11.9M
+80.4%
Restaurant
$11.7M
+78.2%
Auto repair, garage
$8.8M
+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
$6,835,000
ML approach
$6,950,000
CAP Approach
CAP Return
Estimation
6%
$10,140,000
6.5%
$9,360,000
7%
$8,695,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$6,580,000
Current use
MEDICAL BUILDING
$11,865,000
Change: +80% · Conversion: Easy
RESTAURANT
$11,725,000
Change: +78% · Conversion: Moderate
AUTO REPAIR, GARAGE
$8,840,000
Change: +34% · Conversion: Difficult
COMMERCIAL (GENERAL)
$8,065,000
Change: +23% · Conversion: Easy
RETAIL STORES
$7,850,000
Change: +19% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$6,715,000
Change: +2% · Conversion: Difficult
Blend value · Realmo final
$7.97M
Range $7.17M – $8.76M · ±10% · vs last sale $8.00M (Sep 2 2022)
Last sale anchor
$8.00M
Sep 2 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
$305 / 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
$103,923
Tax year 2024
Assessed value
$8,160,000
Assessed 2024
Previous assessed
$8,160,000
+0.0% YoY
Effective rate
1.27%
On assessed value
Assessed land
$6,701,400
Assessed improvement
$1,458,600
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
OFFICE BUILDING
Status
Off-Market
Year built
1963
Construction
WOOD
Heating
NONE
Buildings
4
Stories
1
Units
2
Total area
26,097 SF
Lot
1.99 ac (86,838 SF)
Zoning code
IRCM*
APN
8417-006-047
UPID
US09-6234977
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
IRCM* · Irwindale, CA
Zoning IRCM* · permitted uses
IRCM* · 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
OFFICE BUILDING Current
Est. value
$6.6M
MEDICAL BUILDING
Est. value
$11.9M
RESTAURANT
Est. value
$11.7M
AUTO REPAIR, GARAGE
Est. value
$8.8M
COMMERCIAL (GENERAL)
Est. value
$8.1M
RETAIL STORES
Est. value
$7.9M
INDUSTRIAL (GENERAL)
Est. value
$6.7M
OFFICE BUILDING Current
MEDICAL BUILDING
RESTAURANT
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
RETAIL STORES
INDUSTRIAL (GENERAL)
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
1963
Construction
WOOD
Heating
NONE
Stories
1
Buildings
4
Units
2
Lot
1.99 ac
Current owner
From public records · entity-resolved
Wimatex INC
Entity
Mailing address
1156 DESCANSO DR, LA CANADA, CA 91011-3845
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
21 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 2, 2022
$8,000,000
Wimatex INC
Forbix Ventures LLC
Grant Deed
—
May 1, 2020
—
Forbix Ventures LLC
—
Deed
related
$6,000,000 · Royal Business Bank
Oct 30, 2018
—
Forbix Ventures LLC
—
Deed
related
$1,100,000 · Forbix Cap
Jun 22, 2018
$5,500,000
Forbix Ventures LLC
Kai Industries LLC
Grant Deed
$4,500,000 · Forbix Cap
May 19, 2017
—
Kai Industries LLC
Dominic Glass LLC
Quit Claim Deed
related
—
May 15, 2017
—
Dominic Glass LLC
Kai Industries LLC
Quit Claim Deed
related
—
Dec 27, 2016
—
Kai Industries LLC
—
Deed
related
$600,000 · Juva Investments LLC
Oct 25, 2016
—
Kai Industries LLC
—
Deed
related
$3,700,000 · Jfl Const Technology INC
Aug 10, 2012
$1,825,000
Kai Industries LLC
Dootson Property Management LP
Grant Deed
$928,500 · Dba Interimlender.com
May 9, 2006
—
Dootson Property Management
Dootson Family Trust
Quit Claim Deed
—
Jul 11, 2003
$1,760,000
Dootson,tr
Kessler,tr
Grant Deed
$1,140,750 · Citizens Business Bank
Dec 24, 2001
$1,422,500
Kessler Trust
Golden Eagle Properties LLC
Grant Deed
—
May 24, 2001
$852,000
Golden Eagle Properties LLC
Gbec-xx LLC
Grant Deed
related
$552,000 · Coast National Bank
Nov 28, 2000
$1,138,000
Gbec-xx LLC
Gray Trust
Grant Deed
$1,138,000 · Coast National Bank
—
—
Kai Industries LLC
—
Deed Of Trust
related
$3,700,000 · Jfl Const Technology INC
—
—
Kai Industries LLC
—
Deed Of Trust
related
$600,000 · Juva Investments LLC
—
—
Dootson Property Management
—
Deed Of Trust
related
$969,018 · Citizens Business Bank
—
—
Forbix Ventures LLC
—
Deed Of Trust
related
$3,500,000 · Lone Oak Fund
—
—
Kai Industries LLC
—
Deed Of Trust
related
$600,000 · La Canasta Furnishings INC La Canasta Furnishings INC
—
—
Forbix Ventures LLC
—
Deed Of Trust
related
$1,100,000 · Forbix Cap
—
—
Kai Industries LLC
—
Deed Of Trust
related
$2,299,000 · Sgfc LLC
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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