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Property profile & analytics
OFF-MARKET
Estimated value
$39,665,000
Apartment buildings
1110 Philadelphia St Ontario, CA 91761-4810
Entity Owned
8-yr Hold
Property ID
US10-1544070
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (100+ UNITS)
Year built
2009
Construction
WOOD FRAME
Total area
245,931 SF
Lot
10.84 ac (472,190 SF)
APN
1051-151-04-0000
UPID
US10-1544070
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
-
The Grove Apartments Apartment Complex
-
Natural Way Department Store
-
Rise Energy Housing Development
-
Bayardo’s Cleaning General Contractor
-
JaMarcel Photography Photography Service (Bike/Boat/Book/etc) Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$47.87M
Comparable Approach
Comparable
$28.95M
Blend (final)
Blend
$39.67M
Owner & transaction history
The Grove Owner LP · 8 yrs held
The Grove Owner LP
since 2017
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 Ontario submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Ontario 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
by Request
CAP Approach
CAP Return
Estimation
6%
$51,855,000
6.5%
$47,865,000
7%
$44,445,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$57,725,000
Current use
Blend value · Realmo final
$39.67M
Range $35.70M – $43.63M · ±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
$161 / 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
$751,417
Tax year 2023
Assessed value
$70,835,461
Assessed 2024
Previous assessed
$69,446,530
+2.0% YoY
Effective rate
1.06%
On assessed value
Assessed land
$12,345,450
Assessed improvement
$58,490,011
Applied tax rate
4.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (100+ UNITS)
Status
Off-Market
Year built
2009
Construction
WOOD FRAME
Heating
NONE
Stories
3
Units
258
Total area
245,931 SF
Lot
10.84 ac (472,190 SF)
APN
1051-151-04-0000
UPID
US10-1544070
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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$57.7M
APARTMENT HOUSE (5+ UNITS) 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
2009
Construction
WOOD FRAME
Heating
NONE
Stories
3
Units
258
Lot
10.84 ac
Current owner
From public records · entity-resolved
The Grove Owner LP
Entity
Mailing address
5355 MIRA SORRENTO PL STE #100, SAN DIEGO, CA 92121-3812
Ownership since
2017
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 2, 2017
$63,500,000
The Grove Owner LP
Srg Grove LLC
Grant Deed
$50,000,000 · Cit Bank NA
Mar 28, 2013
—
Srg Grove LLC
—
Deed Of Trust
related
$59,400,000 · Philadelphia Street Cap LLC
May 25, 2010
—
Srg Grove LLC
—
Deed Of Trust
related
$59,400,000 · Philadelphia Street Cap LLC
May 8, 2008
$18,000,000
Srg Grove LLC
Tishman Speyer Archstone-smith
Grant Deed
$59,400,000 · Philadelphia Street Cap LLC
Nov 2, 2007
—
Tishman Speyer Archstone Smith Onta
Ameriton Properties INC
Grant Deed
$585,000,000 · Lehman Commercial Paper INC
—
—
Grove Owner LP
—
Deed Of Trust
related
$57,000,000 · Barings LLC
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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