Trust Owned 
For Lease
1 / 4
$19 SF/Yr
5539 Ayon Ave, Irwindale, CA 91706
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Property summary
AI-generated overview
The property is an industrial space located in Irwindale, offering approximately 34,525 total square feet of open, flexible manufacturing area. It is configured for manufacturing or similar industrial uses and includes transportation access and related infrastructure that supports industrial operations.
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1988
Construction
TILT-UP CONCRETE
Total area
22,956 SF
Lot
1.02 ac (44,334 SF)
Zoning code
IRM2*
APN
8619-019-051
UPID
US09-9276947
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Factory Production Facility
-
Factory Production Facility
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.20M
Owner & transaction history
since 2016
3 recorded transactions
Zoning & alternative use
IRM2* · Irwindale, CA
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
All 23 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional Plan · 30 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$2.20M
Value range
$1.98M – $2.41M
±10% around blend
Estimated value / SF
$96 / SF
Confidence
High
23 county-verified comps
Property data
100
Market benchmarks
100
Comparable evidence
100
Income certainty
100
$1.98M
blend $2.20M
$2.41M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
22,956 SF
Lot area
1.02 ac
Year built
1988
Stories
1
APN
8619-019-051
Zoning
IRM2*
Assessed value
$1,764,393
Annual tax
$25,452
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$25,452
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$6.85M
Weighted, 20 comps · high confidence
Evidence
23 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
4.7 mi away · 22,800 SF
5.9 mi away · 24,092 SF
7.4 mi away · 19,896 SF
8.9 mi away · 16,362 SF
12.2 mi away · 20,414 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$2.20M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 43 sales
$257
-63%
Submarket 101 sales
$211
-55%
County 3630 sales
$272
-65%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $96/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 23 sales
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional Plan · 30 reports
from $99/month
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Overview
No cap rate is computable for this property yet: no recorded sale, income signal or market-rate row for its use type.
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$5.76M
Move the market yield to see immediate price impact.
Value / SF
$251
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
5.00%7.00%9.00%
$363k
$7.26M
$5.19M
$4.03M
$403k
$8.07M
$5.76M
$4.48M
$444k
$8.88M
$6.34M
$4.93M
NOI sensitivity ±10% across the 5 / 7 / 9% anchors — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
23 found
High confidence · county-verified
Closest comparable
$2.71M
3.9 mi · May 2026 · $168/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$25,452
Tax year 2024
Assessed value
$1,764,393
Assessed 2024
Previous assessed
$1,764,393
+0.0% YoY
Effective rate
1.44%
On assessed value
Assessed land
$523,663
Assessed improvement
$1,240,730
Applied tax rate
2.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
For Lease
Year built
1988
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Total area
22,956 SF
Lot
1.02 ac (44,334 SF)
Zoning code
IRM2*
APN
8619-019-051
UPID
US09-9276947
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
IRM2* · Irwindale, CAZoning IRM2* · permitted uses
IRM2* · Irwindale, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Building & site characteristics
From public records
Year built
1988
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Units
1
Lot
1.02 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
IRM2*
Jurisdiction
Irwindale, CA
Recorded code
IRM2*
Zoning Insight
What can be built and operated here — officially.
The district profile from the municipal source: what is on file for IRM2* in Irwindale, CA.
What opens after registration
Zoning profile
2 official documentsVerified municipal sources with file download
Match provenanceAssignment basis, match tier and confidence
Private report access
See the official zoning profile for this address.
Registration is required before the official district profile is shown.
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Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
One complete report on every paid plan · 30 · 300 reports per month.
Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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