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Property profile & analytics
OFF-MARKET
Estimated value
$1,960,000
Office Spaces
1026 Foothill Blvd Upland, CA 91786-3730
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US10-1158961
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
1987
Construction
WOOD FRAME
Total area
4,080 SF
Lot
0.09 ac (4,081 SF)
APN
1007-162-15-0000
UPID
US10-1158961
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
-
Scott J. Grossberg, A Professional Corporation Law Firm
-
Flat Fee Access Real Estate Agency
-
SOLUTIONS | LDA, Paralegal & Mediation Services Law Firm
-
Richard Sadeddin Law Group Law Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.23M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.41M
Blend (final)
Blend
$1.96M
Owner & transaction history
Inland Empire Investment Solutions · 4 yrs held
Inland Empire Investment Solutions
since 2021
Last sale
$1.4M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.3M
+29.9%
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
$2,470,000
ML approach
$2,230,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,775,000
Current use
COMMERCIAL (GENERAL)
$2,305,000
Change: +30% · Conversion: Easy
WAREHOUSE, STORAGE
$1,715,000
Change: -3% · Conversion: Difficult
Blend value · Realmo final
$1.96M
Range $1.76M – $2.16M · ±10% · vs last sale $1.38M (Aug 17 2021)
Last sale anchor
$1.38M
Aug 17 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
$480 / 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
$15,196
Tax year 2023
Assessed value
$1,435,752
Assessed 2024
Previous assessed
$1,407,600
+2.0% YoY
Effective rate
1.06%
On assessed value
Assessed land
$502,513
Assessed improvement
$933,239
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 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 Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
1987
Construction
WOOD FRAME
Heating
NONE
Stories
1
Units
1
Rooms
8
Bathrooms
3
Total area
4,080 SF
Lot
0.09 ac (4,081 SF)
APN
1007-162-15-0000
UPID
US10-1158961
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
OFFICE BUILDING Current
Est. value
$1.8M
COMMERCIAL (GENERAL)
Est. value
$2.3M
WAREHOUSE, STORAGE
Est. value
$1.7M
OFFICE BUILDING Current
COMMERCIAL (GENERAL)
WAREHOUSE, STORAGE
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
1987
Construction
WOOD FRAME
Heating
NONE
Stories
1
Units
1
Rooms
8
Bathrooms
3
Lot
0.09 ac
Current owner
From public records · entity-resolved
Inland Empire Investment Solutions
Entity
Mailing address
5231 FLORA CT, RANCHO CUCAMONGA, CA 91739-8976
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
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 17, 2021
$1,380,000
Inland Empire Investment Solutions
1026 Foothill LLC
Grant Deed
$1,173,000 · Us Bank NA
Jan 8, 2021
—
1026 Foothill LLC
—
Deed
related
$650,000 · Secured Income Group INC
Nov 9, 2020
—
Foothill LLC
—
Deed
related
$650,000 · Farmer & Merchants Bank Of Nd
Oct 15, 2019
—
Mcdermott Rev Family Trust
—
Trustees Deed
related
$685,000 · Secured Income Grp INC
Jul 5, 2019
$1,300,000
1026 Foothill LLC
Scott Jay Grossberg
Grant Deed
$650,000 · Lone Oak Fund LLC
May 22, 2017
—
Scott J Grossberg
Grossberg,carolyn
Quit Claim Deed
related
—
May 22, 2017
$1,050,000
Scott Jay Grossberg
Jbbs Properties LLC
Grant Deed
$533,100 · Wells Fargo Bank NA
Sep 12, 2008
$700,000
Jbbs Properties LLC
Phyliss Rose Grossberg
Grant Deed
$525,000 · Inland Community Bank NA
Jul 30, 2008
—
Grossberg Family Trust
Grossberg,bud & Phyliss R
Quit Claim Deed
related
—
Aug 1, 1994
—
Bud Grossberg
Grossberg,phyliss R
Quit Claim Deed
related
—
Aug 1, 1994
$230,000
Grossberg,bud
Lee,jon
Trustees Deed
$175,000 · Padua Glass Enterpri
Dec 30, 1993
—
Bud Grossberg
—
Deed Of Trust
related
—
—
—
Bud Grossberg
—
Deed Of Trust
related
$315,000 · Metro Commerce Bank NA
—
—
Bud Grossberg
—
Deed Of Trust
related
$100,000 · Lee & Stires INC Psp
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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