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Property profile & analytics
OFF-MARKET
Estimated value
$1,740,000
Strip malls
1263 Brookside Ave, Redlands, CA 92373-1441
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US10-0977317
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1962
Construction
WOOD FRAME
Total area
7,102 SF
Lot
0.48 ac (20,871 SF)
APN
0172-013-05-0000
UPID
US10-0977317
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
-
Hartnell & Blesch Real Estate Property Management Company Real Estate Agency
-
Whatahhfeeling Therapeutic/Sports Thearpy (Bike/Boat/Book/etc) Store Cosmetic Store
-
Todd's Allstate Insurance Agency of Redlands Insurance Agency
-
Corey Underwood: Allstate Insurance Insurance Agency
-
Todd Underwood: Allstate Insurance Insurance Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.75M
CAP Approach
CAP
$1.06M
Comparable Approach
Comparable
$1.94M
Blend (final)
Blend
$1.74M
Owner & transaction history
Hemet 209 LLC · 4 yrs held
Hemet 209 LLC
since 2022
Last sale
$1.7M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.3M
+18.3%
Auto repair, garage
$2.2M
+13.1%
Medical building
$2.1M
+7.5%
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 Redlands submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Redlands 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
$1,810,000
ML approach
$1,750,000
CAP Approach
CAP Return
Estimation
6%
$1,150,000
6.5%
$1,060,000
7%
$985,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$1,910,000
Current use
COMMERCIAL (GENERAL)
$2,260,000
Change: +18% · Conversion: Easy
AUTO REPAIR, GARAGE
$2,160,000
Change: +13% · Conversion: Difficult
MEDICAL BUILDING
$2,055,000
Change: +7% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,810,000
Change: -5% · Conversion: Difficult
RETAIL STORES
$1,580,000
Change: -17% · Conversion: Easy
Blend value · Realmo final
$1.74M
Range $1.57M – $1.91M · ±10% · vs last sale $1.70M (May 23 2022)
Last sale anchor
$1.70M
May 23 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
$245 / 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
$20,843
Tax year 2023
Assessed value
$1,768,680
Assessed 2024
Previous assessed
$1,734,000
+2.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$582,624
Assessed improvement
$1,186,056
Applied tax rate
5.0000
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
1962
Construction
WOOD FRAME
Heating
NONE
Units
8
Total area
7,102 SF
Lot
0.48 ac (20,871 SF)
APN
0172-013-05-0000
UPID
US10-0977317
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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$1.9M
COMMERCIAL (GENERAL)
Est. value
$2.3M
AUTO REPAIR, GARAGE
Est. value
$2.2M
MEDICAL BUILDING
Est. value
$2.1M
WAREHOUSE, STORAGE
Est. value
$1.8M
RETAIL STORES
Est. value
$1.6M
NEIGHBORHOOD: SHOPPING CENTER Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
MEDICAL BUILDING
WAREHOUSE, STORAGE
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
1962
Construction
WOOD FRAME
Heating
NONE
Units
8
Lot
0.48 ac
Current owner
From public records · entity-resolved
Hemet 209 LLC
Entity
Mailing address
15034 BRIARHILL DR, SYLMAR, CA 91342-5481
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
May 23, 2022
$1,700,000
Hemet 209 LLC
Vn Ventures LLC
Grant Deed
$850,000 · Gbc International Bank
Feb 27, 2015
—
Vn Ventures LLC
Vn Ventures LLC
Intrafamily Transfer
related
$770,000 · Pacific Premier Bank
Mar 15, 2007
$1,100,000
Vn Ventures LLC
Awad,edward
Grant Deed
$200,000 · Edward A Awad
Jul 26, 2004
—
Edward A Awad
Awad,astir
Quit Claim Deed
related
—
Jul 20, 2004
$1,000,000
Edward A Awad
Kayden Kenneth E Trust
Grant Deed
$800,000 · Kayden Kenneth E Trust
—
—
Vn Ventures LLC
—
Deed Of Trust
related
$770,000 · Kayden 1985 Living Trust (lt)
—
—
V N Ventures LLC
—
Deed Of Trust
related
$881,277 · Kayden Kenneth E (te)
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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