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Property profile & analytics
OFF-MARKET
Estimated value
$245,000
Industrial land
10457 Locust Ave Bloomington, CA 92316-2310
Entity Owned
11-yr Hold
Absentee Owner
Free & Clear
Property ID
US10-1002260
Property profile
Verified
Property type
Industrial land
Use group
INDUSTRIAL - VACANT LAND
Year built
1945
Construction
WOOD FRAME
Total area
1,120 SF
Lot
0.59 ac (25,740 SF)
APN
0252-173-50-0000
UPID
US10-1002260
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
$340k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$245k
Owner & transaction history
Index Fresh INC · 11 yrs held
Index Fresh INC
since 2014
6 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 Bloomington submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Bloomington 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
$340,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$245k
Range $221k – $270k · ±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
$219 / 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
$2,950
Tax year 2024
Assessed value
$229,765
Assessed 2024
Previous assessed
$229,765
+0.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$229,765
Applied tax rate
64.0000
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
Industrial land
Use group
INDUSTRIAL - VACANT LAND
Status
Off-Market
Year built
1945
Construction
WOOD FRAME
Heating
FLOOR/WALL FURNACE
Stories
1
Rooms
6
Bathrooms
1
Total area
1,120 SF
Lot
0.59 ac (25,740 SF)
APN
0252-173-50-0000
UPID
US10-1002260
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
Building & site characteristics
From public records
Year built
1945
Construction
WOOD FRAME
Heating
FLOOR/WALL FURNACE
Stories
1
Rooms
6
Bathrooms
1
Lot
0.59 ac
Current owner
From public records · entity-resolved
Index Fresh INC
Entity
Free & Clear · 11 yrs held
Mailing address
3880 LEMON ST STE #210, RIVERSIDE, CA 92501-3355
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2014
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 26, 2014
$195,000
Index Fresh INC
Boruchin J Living Trust
Grant Deed
—
Aug 26, 2014
—
Rex Johnson
Boruchin,john
Affidavit Of Death
related
—
Apr 3, 2008
—
Juan M Castillo
Bertaud,alfredo N
Quit Claim Deed
related
$60,000 · Boruchin J Living Trust (lt)
Feb 25, 2004
$108,000
Juan M Castillo
Boruchin,tr
Grant Deed
$88,000 · Boruchin Trust
Feb 25, 2004
—
Juan M Castillo
Castillo,jesus F
Quit Claim Deed
related
—
Dec 4, 1990
$48,500
John A Boruchin
—
Grant Deed
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.
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