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Property profile & analytics
FOR SALE
Office buildings
400 S Irwindale Ave Azusa, CA 91702
Entity Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9181110
For Sale
1 / 2
$3,320,000
400 S Irwindale Ave, Azusa, CA 91702
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1956
Construction
TILT-UP CONCRETE
Total area
8,800 SF
Lot
0.33 ac (14,196 SF)
Zoning code
AZM2YY
APN
8615-007-001
UPID
US09-9181110
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
$3.29M
CAP Approach
CAP
$3.16M
Comparable Approach
Comparable
$2.10M
Blend (final)
Blend
$3.32M
Owner & transaction history
Tct Property Holdings LLC · 5 yrs held
Tct Property Holdings LLC
since 2021
Last sale
$3.3M
5 recorded transactions
Zoning & alternative use
AZM2YY · Azusa, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Source
ZoningMap2023
Top alternative use upside
Medical building
$4.0M
+77.2%
Restaurant
$4.0M
+75.1%
Auto repair, garage
$3.0M
+32.0%
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 Azusa submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Azusa 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
$3,460,000
ML approach
$3,290,000
CAP Approach
CAP Return
Estimation
6%
$3,420,000
6.5%
$3,155,000
7%
$2,930,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$2,260,000
Current use
MEDICAL BUILDING
$4,000,000
Change: +77% · Conversion: Easy
RESTAURANT
$3,955,000
Change: +75% · Conversion: Moderate
AUTO REPAIR, GARAGE
$2,980,000
Change: +32% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,720,000
Change: +20% · Conversion: Easy
RETAIL STORES
$2,650,000
Change: +17% · Conversion: Moderate
Blend value · Realmo final
$3.32M
Range $2.99M – $3.65M · ±10% · vs last sale $3.35M (Jul 12 2021)
Last sale anchor
$3.35M
Jul 12 2021
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
$377 / 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
$23,834
Tax year 2024
Assessed value
$1,828,503
Assessed 2024
Previous assessed
$1,828,503
+0.0% YoY
Effective rate
1.30%
On assessed value
Assessed land
$967,572
Assessed improvement
$860,931
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
Office buildings
Use group
OFFICE BUILDING
Status
For Sale
Year built
1956
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Total area
8,800 SF
Lot
0.33 ac (14,196 SF)
Zoning code
AZM2YY
APN
8615-007-001
UPID
US09-9181110
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
AZM2YY · Azusa, CAZoning AZM2YY · permitted uses
AZM2YY · Azusa, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Source
ZoningMap2023
Alternative use value scenarios
Repositioning upside vs current use
OFFICE BUILDING Current
Est. value
$2.3M
MEDICAL BUILDING
Est. value
$4.0M
RESTAURANT
Est. value
$4.0M
AUTO REPAIR, GARAGE
Est. value
$3.0M
COMMERCIAL (GENERAL)
Est. value
$2.7M
RETAIL STORES
Est. value
$2.7M
OFFICE BUILDING Current
MEDICAL BUILDING
RESTAURANT
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
RETAIL STORES
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
1956
Construction
TILT-UP CONCRETE
Heating
NONE
Buildings
2
Lot
0.33 ac
Current owner
From public records · entity-resolved
Tct Property Holdings LLC
Entity
Mailing address
15902 HALLIBURTON RD STE A, HACIENDA HEIGHTS, CA 91745-3533
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jul 12, 2021
$3,349,500
Tct Property Holdings LLC
William E Younis
Grant Deed
$1,674,750 · City National Bank
Jul 12, 2021
—
Tcp Property Holdings LLC
—
Deed
related
$1,379,000 · Business Finance Capital
Aug 11, 2009
—
Younis Family Trust
A C R Investments INC
Quit Claim Deed
related
—
Jan 26, 2000
—
Falcon Products INC
—
Deed Of Trust
related
$120,000,000 · Dlj Capital Funding INC Ttee
Jan 25, 1968
$80,000
Acr Investments INC
—
Grant Deed
related
—
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
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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