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Property profile & analytics
OFF-MARKET
Estimated value
$3,935,000
Manufacturing properties
6370 Irwindale Ave Irwindale, CA 91702-3210
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-9170915
Property profile
Verified
Property type
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Year built
1979
Construction
TILT-UP CONCRETE
Total area
12,105 SF
Lot
0.72 ac (31,440 SF)
Zoning code
IRM2*
APN
8615-021-005
UPID
US09-9170915
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
$3.81M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$3.49M
Blend (final)
Blend
$3.94M
Owner & transaction history
S&a Properties LLC · 3 yrs held
S&a Properties LLC
since 2023
Last sale
$4.3M
2 recorded transactions
Zoning & alternative use
IRM2* · Irwindale, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$5.5M
+122.3%
Restaurant
$5.4M
+119.7%
Auto repair, garage
$4.1M
+65.7%
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
$3,890,000
ML approach
$3,805,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$2,475,000
Current use
MEDICAL BUILDING
$5,505,000
Change: +122% · Conversion: Difficult
RESTAURANT
$5,440,000
Change: +120% · Conversion: Difficult
AUTO REPAIR, GARAGE
$4,100,000
Change: +66% · Conversion: Easy
COMMERCIAL (GENERAL)
$3,740,000
Change: +51% · Conversion: Difficult
RETAIL STORES
$3,640,000
Change: +47% · Conversion: Moderate
Blend value · Realmo final
$3.94M
Range $3.54M – $4.33M · ±10% · vs last sale $4.25M (Mar 15 2023)
Last sale anchor
$4.25M
Mar 15 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
$325 / 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
$52,905
Tax year 2024
Assessed value
$4,335,000
Assessed 2024
Previous assessed
$4,335,000
+0.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$3,468,000
Assessed improvement
$867,000
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
Manufacturing properties
Use group
MANUFACTURING (LIGHT)
Status
Off-Market
Year built
1979
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Total area
12,105 SF
Lot
0.72 ac (31,440 SF)
Zoning code
IRM2*
APN
8615-021-005
UPID
US09-9170915
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
INDUSTRIAL (GENERAL) Current
Est. value
$2.5M
MEDICAL BUILDING
Est. value
$5.5M
RESTAURANT
Est. value
$5.4M
AUTO REPAIR, GARAGE
Est. value
$4.1M
COMMERCIAL (GENERAL)
Est. value
$3.7M
RETAIL STORES
Est. value
$3.6M
INDUSTRIAL (GENERAL) Current
MEDICAL BUILDING
RESTAURANT
AUTO REPAIR, GARAGE
COMMERCIAL (GENERAL)
RETAIL STORES
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
1979
Construction
TILT-UP CONCRETE
Heating
NONE
Stories
1
Lot
0.72 ac
Current owner
From public records · entity-resolved
S&a Properties LLC
Entity
Mailing address
2143 LENORE DR, GLENDALE, CA 91206-1144
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
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 15, 2023
$4,250,000
S&a Properties LLC
Gary Irwindale Property LLC
Grant Deed
$2,975,000 · Bmo Harris Bank NA
Nov 2, 2018
—
Unruh & Barringer Invs Co
Staff Investment Co II
Quit Claim Deed
$2,303,000 · East West 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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