New search
Property profile & analytics
OFF-MARKET
Estimated value
$2,880,000
Office buildings
15999 Cypress Ave, Irwindale, CA 91706-2162
Entity Owned
Free & Clear
Property ID
US09-6234887
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1990
Construction
WOOD
Total area
9,600 SF
Lot
1.07 ac (46,758 SF)
Zoning code
IRA1*
APN
8417-001-015
UPID
US09-6234887
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
$3.45M
Comparable Approach
Comparable
$3.16M
Blend (final)
Blend
$2.88M
Owner & transaction history
Vb Acquisitions LLC
Vb Acquisitions LLC
since 2025
2 recorded transactions
Zoning & alternative use
IRA1* · Irwindale, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$4.4M
+80.4%
Restaurant
$4.3M
+78.2%
Auto repair, garage
$3.3M
+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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$3,730,000
6.5%
$3,445,000
7%
$3,200,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,420,000
Current use
MEDICAL BUILDING
$4,365,000
Change: +80% · Conversion: Easy
RESTAURANT
$4,315,000
Change: +78% · Conversion: Moderate
AUTO REPAIR, GARAGE
$3,250,000
Change: +34% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,965,000
Change: +23% · Conversion: Easy
RETAIL STORES
$2,890,000
Change: +19% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$2,470,000
Change: +2% · Conversion: Difficult
Blend value · Realmo final
$2.88M
Range $2.59M – $3.17M · ±10%
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
$300 / 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
$38,531
Tax year 2024
Assessed value
$2,986,863
Assessed 2024
Previous assessed
$2,986,863
+0.0% YoY
Effective rate
1.29%
On assessed value
Assessed land
$1,473,636
Assessed improvement
$1,513,227
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
1990
Construction
WOOD
Heating
NONE
Stories
1
Total area
9,600 SF
Lot
1.07 ac (46,758 SF)
Zoning code
IRA1*
APN
8417-001-015
UPID
US09-6234887
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
IRA1* · Irwindale, CA
Zoning IRA1* · permitted uses
IRA1* · 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
$2.4M
MEDICAL BUILDING
Est. value
$4.4M
RESTAURANT
Est. value
$4.3M
AUTO REPAIR, GARAGE
Est. value
$3.3M
COMMERCIAL (GENERAL)
Est. value
$3.0M
RETAIL STORES
Est. value
$2.9M
INDUSTRIAL (GENERAL)
Est. value
$2.5M
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
1990
Construction
WOOD
Heating
NONE
Stories
1
Lot
1.07 ac
Current owner
From public records · entity-resolved
Vb Acquisitions LLC
Entity
Free & Clear · 0 yrs held
Mailing address
15999 CYPRESS AVE, IRWINDALE, CA 91706-2162
Mailing matches property
Yes
Owner-occupied
Yes
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 30, 2025
—
Vb Acquisitions LLC
Los Angeles Smsa Limited Partnershi
Deed
—
Jul 1, 1991
$1,700,000
United Transport
Rips Trust
Grant Deed
—
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 15999 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.
