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Property profile & analytics
OFF-MARKET
Estimated value
$6,115,000
Warehouses
5354 Irwindale Ave Ste B Irwindale, CA 91706-2068
Individually Owned
5-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-6234885
Property profile
Verified
Property type
Warehouses
Use group
WAREHOUSE, STORAGE
Year built
2008
Construction
TILT-UP CONCRETE
Total area
23,950 SF
Lot
4.59 ac (199,985 SF)
Zoning code
IRM2*
APN
8619-010-099
UPID
US09-6234885
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
$6.30M
CAP Approach
CAP
$4.80M
Comparable Approach
Comparable
$7.74M
Blend (final)
Blend
$6.12M
Owner & transaction history
James Mcdermott Crabtree · 5 yrs held
James Mcdermott Crabtree
since 2021
Last sale
$6.0M
7 recorded transactions
Zoning & alternative use
IRM2* · Irwindale, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$8.1M
+46.8%
Commercial (general)
$7.4M
+33.9%
Retail stores
$7.2M
+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
$6,260,000
ML approach
$6,300,000
CAP Approach
CAP Return
Estimation
6%
$5,195,000
6.5%
$4,795,000
7%
$4,450,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$5,525,000
Current use
AUTO REPAIR, GARAGE
$8,110,000
Change: +47% · Conversion: Easy
COMMERCIAL (GENERAL)
$7,400,000
Change: +34% · Conversion: Difficult
RETAIL STORES
$7,205,000
Change: +30% · Conversion: Moderate
INDUSTRIAL (GENERAL)
$6,165,000
Change: +12% · Conversion: Easy
Blend value · Realmo final
$6.12M
Range $5.50M – $6.73M · ±10% · vs last sale $5.95M (Feb 24 2021)
Last sale anchor
$5.95M
Feb 24 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
$255 / 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
$78,043
Tax year 2024
Assessed value
$6,314,187
Assessed 2024
Previous assessed
$6,314,187
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$2,037,519
Assessed improvement
$4,276,668
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
2008
Construction
TILT-UP CONCRETE
Heating
NONE
Total area
23,950 SF
Lot
4.59 ac (199,985 SF)
Zoning code
IRM2*
APN
8619-010-099
UPID
US09-6234885
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
$5.5M
AUTO REPAIR, GARAGE
Est. value
$8.1M
COMMERCIAL (GENERAL)
Est. value
$7.4M
RETAIL STORES
Est. value
$7.2M
INDUSTRIAL (GENERAL)
Est. value
$6.2M
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
2008
Construction
TILT-UP CONCRETE
Heating
NONE
Lot
4.59 ac
Current owner
From public records · entity-resolved
James Mcdermott Crabtree
Individual
Mailing address
915 WILSHIRE BLVD STE #1750, LOS ANGELES, CA 90017-3487
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 24, 2021
$5,950,000
James Mcdermott Crabtree
Yellow Iron Development 5354b LLC
Grant Deed
—
Jul 22, 2019
—
Yellow Iron Development 5354b LLC
—
Deed
related
$2,290,000 · Sunwest Bank
May 2, 2019
$4,498,000
Yellow Iron Dev 5354b LLC
Safe Fire INC
Grant Deed
—
Feb 27, 2019
—
Safe Fire INC
—
Deed
related
$500,000 · American Vision Capital LLC
Mar 1, 2018
—
Safe Fire INC
—
Deed
related
$1,350,000 · First General Bank
Mar 9, 2012
$2,651,500
Safe Fire INC
Tof Irwindale LLC
Grant Deed
$1,325,500 · Wfb NA
Mar 30, 2010
$3,965,500
Toc Irwindale LLC
Altamira Family Trust
Grant Deed
—
—
—
Safe Fire INC
—
Deed Of Trust
related
$1,325,500 · Wells Fargo Bank
—
—
Yellow Iron Dev 5354b LLC
—
Deed Of Trust
related
$2,290,000 · Sunwest Bk
—
—
Tof Irwindale LLC
—
Deed Of Trust
related
—
—
—
Safe Fire INC
—
Deed Of Trust
related
$1,325,500 · Wells Fargo 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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