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Property profile & analytics
FOR LEASE
Office buildings
4900 Rivergrade Rd Irwindale, CA 91706
Entity Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US09-9171919
For Lease
$1,770,000
4900 Rivergrade Rd, Irwindale, CA 91706
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1984
Construction
STEEL FRAME
Total area
228,330 SF
Lot
7.17 ac (312,259 SF)
Zoning code
IRM2S*
APN
8535-011-026
UPID
US09-9171919
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
$1.77M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.77M
Owner & transaction history
Campus At Sgv Owner LLC · 4 yrs held
Campus At Sgv Owner LLC
since 2021
Last sale
$1.7M
4 recorded transactions
Zoning & alternative use
IRM2S* · Irwindale, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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
$1,770,000
ML approach
$1,765,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$1.77M
Range $1.59M – $1.95M · ±10% · vs last sale $1.68M (Sep 2 2021)
Last sale anchor
$1.68M
Sep 2 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
$8 / 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
$298,373
Tax year 2024
Assessed value
$20,595,691
Assessed 2024
Previous assessed
$20,595,691
+0.0% YoY
Effective rate
1.45%
On assessed value
Assessed land
$3,842,472
Assessed improvement
$16,753,219
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 Lease
Year built
1984
Construction
STEEL FRAME
Heating
NONE
Buildings
5
Stories
3
Total area
228,330 SF
Lot
7.17 ac (312,259 SF)
Zoning code
IRM2S*
APN
8535-011-026
UPID
US09-9171919
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
IRM2S* · Irwindale, CAZoning IRM2S* · permitted uses
IRM2S* · Irwindale, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Building & site characteristics
From public records
Year built
1984
Construction
STEEL FRAME
Heating
NONE
Stories
3
Buildings
5
Lot
7.17 ac
Current owner
From public records · entity-resolved
Campus At Sgv Owner LLC
Entity
Free & Clear · 4 yrs held
Mailing address
333 S HOPE ST STE #3650, LOS ANGELES, CA 90071-3020
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 20, 2021
—
Campus At Sgv Owner LLC
—
Deed
related
$62,800,000 · The Northwest Mutual Life Insurance
Sep 2, 2021
—
Campus At Sgv Owner LLC
Metropolitan Life Insurance Company
Intrafamily Transfer
related
—
Sep 20, 1990
$1,684,981
Metropolitan Life Insurance Co
Unknown
Grant Deed
—
Aug 7, 1990
—
Home Facilities Corp
—
Deed Of Trust
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.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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