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Property profile & analytics
OFF-MARKET
Estimated value
$4,305,000
Retail space
16022 Arrow Hwy Irwindale, CA 91706-2011
Individually Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6173675
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1988
Construction
TILT-UP CONCRETE
Total area
17,592 SF
Lot
1.58 ac (68,679 SF)
Zoning code
IRC2-R1*
APN
8417-029-044
UPID
US09-6173675
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
$3.58M
CAP Approach
CAP
$5.99M
Comparable Approach
Comparable
$3.02M
Blend (final)
Blend
$4.31M
Owner & transaction history
Balubhai Patel · 2 yrs held
Balubhai Patel
since 2023
Last sale
$5.0M
7 recorded transactions
Zoning & alternative use
IRC2-R1* · Irwindale, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$6.0M
+12.6%
Commercial (general)
$5.4M
+2.7%
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
$3,330,000
ML approach
$3,580,000
CAP Approach
CAP Return
Estimation
6%
$6,485,000
6.5%
$5,990,000
7%
$5,560,000
Alternative Use
Use
Estimation
RETAIL STORES
$5,295,000
Current use
AUTO REPAIR, GARAGE
$5,960,000
Change: +13% · Conversion: Difficult
COMMERCIAL (GENERAL)
$5,435,000
Change: +3% · Conversion: Easy
INDUSTRIAL (GENERAL)
$4,525,000
Change: -14% · Conversion: Difficult
OFFICE BUILDING
$4,435,000
Change: -16% · Conversion: Easy
Blend value · Realmo final
$4.31M
Range $3.87M – $4.74M · ±10% · vs last sale $4.95M (Sep 13 2023)
Last sale anchor
$4.95M
Sep 13 2023
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
$245 / 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
$75,954
Tax year 2024
Assessed value
$5,632,252
Assessed 2024
Previous assessed
$5,632,252
+0.0% YoY
Effective rate
1.35%
On assessed value
Assessed land
$2,867,328
Assessed improvement
$2,764,924
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1988
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
YES
Buildings
2
Stories
1
Units
14
Bathrooms
15
Total area
17,592 SF
Lot
1.58 ac (68,679 SF)
Zoning code
IRC2-R1*
APN
8417-029-044
UPID
US09-6173675
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
IRC2-R1* · Irwindale, CA
Zoning IRC2-R1* · permitted uses
IRC2-R1* · 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
RETAIL STORES Current
Est. value
$5.3M
AUTO REPAIR, GARAGE
Est. value
$6.0M
COMMERCIAL (GENERAL)
Est. value
$5.4M
INDUSTRIAL (GENERAL)
Est. value
$4.5M
OFFICE BUILDING
Est. value
$4.4M
RETAIL STORES Current
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
INDUSTRIAL (GENERAL)
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
1988
Construction
TILT-UP CONCRETE
Heating
NONE
Cooling
Yes
Stories
1
Buildings
2
Units
14
Bathrooms
15
Lot
1.58 ac
Current owner
From public records · entity-resolved
Balubhai Patel
Individual
Mailing address
243 N RAMPART BLVD, LOS ANGELES, CA 90026-5230
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 13, 2023
—
Balubhai Patel
Gopal Patel Balubhai
Intrafamily Transfer
related
—
Aug 8, 2019
—
Balubjal Gopalji Patel
—
Deed
related
$1,750,000 · Wells Fargo Bank NA
Jun 8, 2017
$4,950,000
Patel,balubhai Trust
Kim,jin N & Sun Y
Grant Deed
—
Sep 11, 2008
$4,250,000
Jin N Kim
Singh,balraj
Grant Deed
$2,650,000 · Hanmi Bank
Feb 20, 2002
—
Balraj Singh
Tsern,j F
Deed Of Trust
related
$1,000,000 · Pacific Crest Bank
May 11, 1999
—
John F Tsern
—
Deed Of Trust
related
—
Dec 24, 1992
$1,190,000
John F Tsern
Commercebank
Grant Deed
$940,000 · Seller
—
—
Balraj Singh
—
Deed Of Trust
related
$1,770,000 · Union Bank Of California
—
—
John F Tsern
—
Deed Of Trust
related
$46,500 · Individual
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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