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Property profile & analytics
FOR SALE
Office buildings
6520 N Irwindale Ave, Irwindale, CA 91702
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-7518782
For Sale
1 / 17
$5,998,000
6520 N Irwindale Ave, Irwindale, CA 91702
View Listing →
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
1990
Construction
WOOD
Total area
20,960 SF
Lot
1.07 ac (46,399 SF)
Zoning code
1RM2S*
APN
8616-022-020
UPID
US09-7518782
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
$4.37M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.47M
Blend (final)
Blend
$4.51M
Owner & transaction history
Lchino LLC · 3 yrs held
Lchino LLC
since 2022
Last sale
$4.7M
7 recorded transactions
Zoning & alternative use
1RM2S* · Irwindale, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$7.1M
+32.0%
Commercial (general)
$6.5M
+20.4%
Retail stores
$6.3M
+17.3%
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
$4,335,000
ML approach
$4,365,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$5,375,000
Current use
AUTO REPAIR, GARAGE
$7,100,000
Change: +32% · Conversion: Difficult
COMMERCIAL (GENERAL)
$6,475,000
Change: +20% · Conversion: Easy
RETAIL STORES
$6,305,000
Change: +17% · Conversion: Moderate
Blend value · Realmo final
$4.51M
Range $4.06M – $4.96M · ±10% · vs last sale $4.67M (Nov 15 2022)
Last sale anchor
$4.67M
Nov 15 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
$215 / 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
$63,105
Tax year 2024
Assessed value
$4,758,300
Assessed 2024
Previous assessed
$4,758,300
+0.0% YoY
Effective rate
1.33%
On assessed value
Assessed land
$2,809,080
Assessed improvement
$1,949,220
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
Office buildings
Use group
PROFESSIONAL BUILDING
Status
For Sale
Year built
1990
Construction
WOOD
Heating
NONE
Stories
1
Total area
20,960 SF
Lot
1.07 ac (46,399 SF)
Zoning code
1RM2S*
APN
8616-022-020
UPID
US09-7518782
Jurisdiction
LOS ANGELES
Metro division
LOS ANGELES-LONG BEACH-GLENDALE, CA METROPOLITAN DIVISION
Zoning & alternative use
1RM2S* · Irwindale, CA
Zoning 1RM2S* · permitted uses
1RM2S* · 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
OFFICE BUILDING Current
Est. value
$5.4M
AUTO REPAIR, GARAGE
Est. value
$7.1M
COMMERCIAL (GENERAL)
Est. value
$6.5M
RETAIL STORES
Est. value
$6.3M
OFFICE BUILDING Current
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
1990
Construction
WOOD
Heating
NONE
Stories
1
Lot
1.07 ac
Current owner
From public records · entity-resolved
Lchino LLC
Entity
Mailing address
2917 E CORTEZ ST, WEST COVINA, CA 91791-2911
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 29, 2025
—
Lchino LLC
—
Deed
related
$2,200,000 · Evertrust Bank
Nov 15, 2022
$4,665,000
Lchino LLC
Descansando Partners LP
Grant Deed
$999,000 · Evertrust Bank
Apr 12, 2013
—
Descansando Partners LP
—
Deed Of Trust
related
$5,041,000 · Wells Fargo Bank
May 11, 2005
—
Descansando Partners
Casi Descansando LLC
Quit Claim Deed
—
May 11, 2005
$946,000
Kaplan Betsy Trust
Kaplan,betsy E
Grant Deed
related
—
Nov 1, 1994
—
Lawrence J Kaplan
Irwindale Plaza Investmen,
Grant Deed
related
—
—
—
Descansando Partners LP
—
Deed Of Trust
related
—
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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