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Property profile & analytics
FOR LEASE
Warehouses
5110 Azusa Canyon Rd Irwindale, CA 91706
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US09-6741362
For Lease
1 / 3
$3,000/Mo
5110 Azusa Canyon Rd, Irwindale, CA 91706
View Listing →
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1981
Construction
TILT-UP CONCRETE
Total area
9,631 SF
Lot
6.27 ac (273,192 SF)
Zoning code
IRM1*
APN
8417-025-009
UPID
US09-6741362
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
$2.67M
CAP Approach
CAP
$1.93M
Comparable Approach
Comparable
$3.11M
Blend (final)
Blend
$2.55M
Owner & transaction history
W & W Group LLC · 4 yrs held
W & W Group LLC
since 2022
Last sale
$2.7M
7 recorded transactions
Zoning & alternative use
IRM1* · Irwindale, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$3.3M
+46.8%
Commercial (general)
$3.0M
+33.9%
Retail stores
$2.9M
+30.4%
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
$2,265,000
ML approach
$2,670,000
CAP Approach
CAP Return
Estimation
6%
$2,090,000
6.5%
$1,930,000
7%
$1,790,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$2,220,000
Current use
AUTO REPAIR, GARAGE
$3,260,000
Change: +47% · Conversion: Easy
COMMERCIAL (GENERAL)
$2,975,000
Change: +34% · Conversion: Difficult
RETAIL STORES
$2,900,000
Change: +30% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$2,480,000
Change: +12% · Conversion: Easy
Blend value · Realmo final
$2.55M
Range $2.29M – $2.80M · ±10% · vs last sale $2.65M (Mar 30 2022)
Last sale anchor
$2.65M
Mar 30 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
$264 / 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
$33,864
Tax year 2024
Assessed value
$2,757,060
Assessed 2024
Previous assessed
$2,757,060
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$1,498,176
Assessed improvement
$1,258,884
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
For Lease
Year built
1981
Construction
TILT-UP CONCRETE
Heating
NONE
Units
1
Total area
9,631 SF
Lot
6.27 ac (273,192 SF)
Zoning code
IRM1*
APN
8417-025-009
UPID
US09-6741362
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
WAREHOUSE, STORAGE Current
Est. value
$2.2M
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
WAREHOUSE, STORAGE Current
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
1981
Construction
TILT-UP CONCRETE
Heating
NONE
Units
1
Lot
6.27 ac
Current owner
From public records · entity-resolved
W & W Group LLC
Entity
Mailing address
5110 AZUSA CYN RD, IRWINDALE, CA 91706-1846
Mailing matches property
Yes
Owner-occupied
Yes
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
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 10, 2024
—
W & W Group LLC
—
Deed
related
$880,000 · Zb NA
Mar 30, 2022
$2,650,000
W & W Group LLC
The Seredian Family LLC
Grant Deed
$900,000 · Harvest Small Business Finance LLC
Feb 28, 2018
$1,735,500
Seredian Family LLC
Lee,samuel C
Grant Deed
—
Aug 15, 2008
—
Tong Kim T Trust
Tong,kim T
Quit Claim Deed
related
—
May 13, 2005
—
Steven J Lee
Yeung,lee W
Quit Claim Deed
related
—
May 13, 2005
$250,000
Samuel C Lee
Lee,steven J
Grant Deed
related
—
Apr 29, 2005
—
Kim T Tong
Lee,steven J
Grant Deed
related
—
Jul 25, 2003
$584,000
Golden,tr
Irsco Partners LLC
Grant Deed
$184,000 · Citizens Business Bank
Dec 20, 2002
—
Steven J Lee
Lee,kim T
Quit Claim Deed
related
—
Aug 9, 2002
—
Irsco Partners LLC
Sidley,milton & Saralyn I
Grant Deed
$6,400,000 · Namco Capital Group INC
Nov 7, 1997
$1,510,000
Milton Sidley
Karo LLC
Grant Deed
related
—
May 6, 1996
$50,000
Max Guefen
Irsco Dev Co
Trustees Deed
—
—
—
Karo LLC
—
Deed Of Trust
related
$2,893,407 · Principal Mutual Life Ins
—
—
Samuel C Lee
—
Deed Of Trust
related
$670,000 · Bank Of America
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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