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Property profile & analytics
OFF-MARKET
Estimated value
$2,145,000
Warehouses
5350 Irwindale Ave Irwindale, CA 91706-2086
Individually Owned
2-yr Hold
Absentee Owner
Free & Clear
Property ID
US10-0381187
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
1988
Construction
TILT-UP CONCRETE
Total area
9,864 SF
Lot
0.5 ac (21,935 SF)
Zoning code
IRM2*
APN
8619-010-068
UPID
US10-0381187
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
$2.08M
CAP Approach
CAP
$1.98M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.15M
Owner & transaction history
Chia Yin Wei · 2 yrs held
Chia Yin Wei
since 2023
Last sale
$2.5M
6 recorded transactions
Zoning & alternative use
IRM2* · Irwindale, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$3.3M
+46.8%
Commercial (general)
$3.1M
+33.9%
Retail stores
$3.0M
+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
$1,685,000
ML approach
$2,080,000
CAP Approach
CAP Return
Estimation
6%
$2,140,000
6.5%
$1,975,000
7%
$1,835,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$2,275,000
Current use
AUTO REPAIR, GARAGE
$3,340,000
Change: +47% · Conversion: Easy
COMMERCIAL (GENERAL)
$3,050,000
Change: +34% · Conversion: Difficult
RETAIL STORES
$2,970,000
Change: +30% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$2,540,000
Change: +12% · Conversion: Easy
Blend value · Realmo final
$2.15M
Range $1.93M – $2.36M · ±10% · vs last sale $2.50M (Oct 11 2023)
Last sale anchor
$2.50M
Oct 11 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
$217 / 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
$31,152
Tax year 2024
Assessed value
$2,500,000
Assessed 2024
Previous assessed
$2,500,000
+0.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$1,770,000
Assessed improvement
$730,000
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
Warehouses
Use group
WAREHOUSE, STORAGE
Status
Off-Market
Year built
1988
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
9,864 SF
Lot
0.5 ac (21,935 SF)
Zoning code
IRM2*
APN
8619-010-068
UPID
US10-0381187
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
IRM2* · Irwindale, CA
Zoning IRM2* · permitted uses
IRM2* · 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
$2.3M
AUTO REPAIR, GARAGE
Est. value
$3.3M
COMMERCIAL (GENERAL)
Est. value
$3.1M
RETAIL STORES
Est. value
$3.0M
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
1988
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.5 ac
Current owner
From public records · entity-resolved
Chia Yin Wei
Individual
Free & Clear · 2 yrs held
Mailing address
258 W PALM DR, ARCADIA, CA 91007-8237
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 11, 2023
$2,500,000
Chia Yin Wei
Tien Lun Ho
Grant Deed
—
Nov 26, 2014
$1,480,000
Tien Lun Ho
Hal Reynolds
Grant Deed
$1,110,000 · Onewest Bank NA
Apr 5, 2013
$1,350,000
Reynolds Family Trust
Mccasland D W & V F Trust
Grant Deed
—
Apr 20, 2012
—
Mccasland D W & V F Family Trust
Mccasland,donald W & Victoria F
Quit Claim Deed
related
—
Mar 27, 2006
$1,450,000
Donald W Mccasland
Khelil,abderraouf
Grant Deed
$1,087,500 · Bank Of The West
Nov 23, 1988
$725,000
Abderraouf And Khelil
Unknown
Grant Deed
—
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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