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Property profile & analytics
OFF-MARKET
Estimated value
$5,825,000
Warehouses
1320 Riverview Dr San Bernardino, CA 92408-2944
Entity Owned
2-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-1654426
Property profile
Verified
Property type
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Year built
2004
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
23,397 SF
Lot
1.24 ac (54,014 SF)
APN
0280-251-58-0000
UPID
US10-1654426
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
$6.63M
CAP Approach
CAP
$3.92M
Comparable Approach
Comparable
$6.30M
Blend (final)
Blend
$5.83M
Owner & transaction history
Olasid LLC · 2 yrs held
Olasid LLC
since 2023
Last sale
$5.6M
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$9.6M
+122.6%
Medical building
$6.8M
+57.7%
Commercial (general)
$6.7M
+55.8%
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 San Bernardino submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Bernardino 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
$6,875,000
ML approach
$6,630,000
CAP Approach
CAP Return
Estimation
6%
$4,240,000
6.5%
$3,915,000
7%
$3,635,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$4,295,000
Current use
RESTAURANT
$9,555,000
Change: +123% · Conversion: Difficult
MEDICAL BUILDING
$6,770,000
Change: +58% · Conversion: Difficult
COMMERCIAL (GENERAL)
$6,690,000
Change: +56% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$6,300,000
Change: +47% · Conversion: Moderate
AUTO REPAIR, GARAGE
$4,695,000
Change: +9% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$4,680,000
Change: +9% · Conversion: Difficult
Blend value · Realmo final
$5.83M
Range $5.24M – $6.41M · ±10% · vs last sale $5.62M (Oct 2 2023)
Last sale anchor
$5.62M
Oct 2 2023
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
$249 / 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
$66,150
Tax year 2024
Assessed value
$5,615,280
Assessed 2024
Previous assessed
$5,615,280
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$1,350,000
Assessed improvement
$4,265,280
Applied tax rate
7.0000
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
Warehouses
Use group
MINI-WAREHOUSE, STORAGE
Status
Off-Market
Year built
2004
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Units
1
Total area
23,397 SF
Lot
1.24 ac (54,014 SF)
APN
0280-251-58-0000
UPID
US10-1654426
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
WAREHOUSE, STORAGE Current
Est. value
$4.3M
RESTAURANT
Est. value
$9.6M
MEDICAL BUILDING
Est. value
$6.8M
COMMERCIAL (GENERAL)
Est. value
$6.7M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$6.3M
AUTO REPAIR, GARAGE
Est. value
$4.7M
APARTMENT HOUSE (5+ UNITS)
Est. value
$4.7M
WAREHOUSE, STORAGE Current
RESTAURANT
MEDICAL BUILDING
COMMERCIAL (GENERAL)
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
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
2004
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Units
1
Lot
1.24 ac
Current owner
From public records · entity-resolved
Olasid LLC
Entity
Mailing address
12277 APPLE VLY RD #107, APPLE VALLEY, CA 92308-1701
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 2, 2023
$5,615,500
Olasid LLC
Richard Rogina
Grant Deed
$3,369,200 · Wells Fargo Bank NA
Oct 2, 2023
—
Olasid LLC
—
Deed
related
$1,740,000 · Business Finance Capital
—
—
Rogina Family Living Trust
—
Deed Of Trust
related
$1,312,500 · Citizens Business Bank
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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