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Property profile & analytics
OFF-MARKET
Estimated value
$37,085,000
Industrial properties
4500 Azusa Cyn Rd Irwindale, CA 91706
Individually Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-8458027
Property profile
Verified
Property type
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Year built
1950
Total area
73,908 SF
Lot
7.69 ac (335,180 SF)
Zoning code
IRM1*
APN
8417-004-012
UPID
US09-8458027
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
by Request
Comparable Approach
Comparable
$34.17M
Blend (final)
Blend
$37.09M
Owner & transaction history
Rexford Industrial 4500 Azusa Canyo · 3 yrs held
Rexford Industrial 4500 Azusa Canyo
since 2022
Last sale
$40.0M
7 recorded transactions
Zoning & alternative use
IRM1* · Irwindale, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$33.6M
+76.6%
Restaurant
$33.2M
+74.6%
Auto repair, garage
$25.0M
+31.6%
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
$34,170,000
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
MEDICAL BUILDING
$33,595,000
Change: +77% · Conversion: Difficult
RESTAURANT
$33,205,000
Change: +75% · Conversion: Difficult
AUTO REPAIR, GARAGE
$25,035,000
Change: +32% · Conversion: Easy
COMMERCIAL (GENERAL)
$22,835,000
Change: +20% · Conversion: Difficult
Blend value · Realmo final
$37.09M
Range $33.38M – $40.79M · ±10% · vs last sale $40.00M (Dec 29 2022)
Last sale anchor
$40.00M
Dec 29 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
$502 / 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
$495,322
Tax year 2024
Assessed value
$40,800,000
Assessed 2024
Previous assessed
$40,800,000
+0.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$36,301,800
Assessed improvement
$4,498,200
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
Industrial properties
Use group
INDUSTRIAL (GENERAL)
Status
Off-Market
Year built
1950
Heating
NONE
Buildings
5
Stories
1
Units
7
Total area
73,908 SF
Lot
7.69 ac (335,180 SF)
Zoning code
IRM1*
APN
8417-004-012
UPID
US09-8458027
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
IRM1* · Irwindale, CA
Zoning IRM1* · permitted uses
IRM1* · 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
MEDICAL BUILDING
Est. value
$33.6M
RESTAURANT
Est. value
$33.2M
AUTO REPAIR, GARAGE
Est. value
$25.0M
COMMERCIAL (GENERAL)
Est. value
$22.8M
MEDICAL BUILDING
RESTAURANT
AUTO REPAIR, GARAGE
COMMERCIAL (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
1950
Heating
NONE
Stories
1
Buildings
5
Units
7
Lot
7.69 ac
Current owner
From public records · entity-resolved
Rexford Industrial 4500 Azusa Canyo
Individual
Mailing address
11620 WILSHIRE BLVD10THFL, LOS ANGELES, CA 90025-1706
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 29, 2022
$40,000,000
Rexford Industrial 4500 Azusa Canyo
Ds Services Of America INC
Grant Deed
—
Aug 9, 2016
—
Ds Services Of America INC
—
Deed
related
$700,000,000 · Jpmorgan Chase Bank NA
Jan 18, 2007
—
Ds Waters Of America INC
—
Deed Of Trust
related
$280,000,000 · General Electric Capital Corp
—
—
Ds Waters Of America INC
—
Deed Of Trust
related
—
—
—
Ds Waters Of America INC
—
Deed Of Trust
related
—
—
—
Ds Waters Of America INC
—
Deed Of Trust
related
—
—
—
Ds Services Of America INC
—
Deed Of Trust
related
$550,000,000 · Jp Morgan Chase Bk
—
—
Ds Waters Of America INC
—
Deed Of Trust
related
—
—
—
Ds Services Of America INC
—
Loan Modification
related
—
—
—
Ds Waters Of America INC
—
Deed Of Trust
related
—
—
—
Sparkletts Water Of N America
—
Deed Of Trust
related
$500,000 · J P Morgan Chase Bank
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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