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Property profile & analytics
OFF-MARKET
Estimated value
$855,000
Day care centers
1001 16th St, Upland, CA 91784-9148
Entity Owned
8-yr Hold
~
Est. High Equity
Property ID
US10-1158893
Property profile
Verified
Property type
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Year built
1998
Construction
WOOD FRAME
Total area
10,280 SF
Lot
0.99 ac (43,124 SF)
APN
1044-501-32-0000
UPID
US10-1158893
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
Current use
Occupant on record · Public records
-
Tutor Time of Upland Daycare Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$780k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$925k
Blend (final)
Blend
$855k
Owner & transaction history
Shops On 16th LLC · 8 yrs held
Shops On 16th LLC
since 2018
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Upland submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Upland 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
by Request
ML approach
$780,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE
$835,000
Current use
Blend value · Realmo final
$855k
Range $770k – $941k · ±10%
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
$83 / 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 2023Property tax & assessments
Tax year 2023
Tax billed
$27,043
Tax year 2023
Assessed value
$2,568,548
Assessed 2024
Previous assessed
$2,518,184
+2.0% YoY
Effective rate
1.05%
On assessed value
Assessed land
$721,584
Assessed improvement
$1,846,964
Applied tax rate
8.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
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
Day care centers
Use group
DAY CARE, PRE-SCHOOL
Status
Off-Market
Year built
1998
Construction
WOOD FRAME
Heating
NONE
Stories
1
Units
1
Total area
10,280 SF
Lot
0.99 ac (43,124 SF)
APN
1044-501-32-0000
UPID
US10-1158893
Jurisdiction
SAN BERNARDINO
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
Est. value
$835,000
COLLEGE, UNIVERSITY, VOCATIONAL SCHOOL - PRIVATE Current
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
1998
Construction
WOOD FRAME
Heating
NONE
Stories
1
Units
1
Lot
0.99 ac
Current owner
From public records · entity-resolved
Shops On 16th LLC
Entity
Mailing address
215 N 2ND AVE E STE E, UPLAND, CA 91786-8317
Ownership since
2018
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
Mar 30, 2026
—
Shops On 16th LLC
—
Deed
related
$6,900,000 · Orange Countys Cu
Aug 17, 2021
—
Shops On 16th LLC
—
Deed
related
$5,350,000 · Cathay Bank
Jul 23, 2019
—
Shops On 16th LLC
—
Deed
related
$375,000 · Cathay Bank
May 21, 2018
$6,900,000
Shops On 16th LLC
Gccfc 2005 Gg5 East 16th St LLC
Grant Deed
$5,200,000 · Cathay Bank
Sep 10, 2015
$4,376,000
Gccfc 2005-gg5 East 16th Stree
First American Title|upland Hills West LLC
Trustees Deed
related
—
Jun 25, 2007
—
Upland Hills Properties LLC
Upland Hills West LLC
Quit Claim Deed
—
Jul 8, 2005
$9,275,000
Upland Hills West LLC
Upland Hills Plaza LLC
Grant Deed
related
$6,950,000 · Greenwich Capital Fin'l INC
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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