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Property profile & analytics
OFF-MARKET
Estimated value
$61,860,000
Apartment buildings
1334 Foothill Blvd, Upland, CA 91786-8012
Entity Owned
4-yr Hold
Property ID
US10-1550861
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (100+ UNITS)
Year built
1973
Construction
WOOD FRAME
Total area
167,512 SF
Lot
8.35 ac (363,726 SF)
APN
1007-131-01-0000
UPID
US10-1550861
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
-
Local Broker Business Broker
-
Loyal Childcare Providers Daycare Daycare Center Foster Care Service
-
Jason Berry Wedding Photography Wedding Service Photography Service
-
Aspire Upland Real Estate Agency
-
huesmith Marketing & Advertising IT Consulting Firm
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$40.05M
Comparable Approach
Comparable
$58.88M
Blend (final)
Blend
$61.86M
Owner & transaction history
Lucas Upland LLC · 4 yrs held
Lucas Upland LLC
since 2022
Last sale
$82.0M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$94.6M
+165.0%
Restaurant
$78.7M
+120.5%
Office building
$72.8M
+104.0%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$43,385,000
6.5%
$40,045,000
7%
$37,185,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$94,625,000
Change: +165% · Conversion: Moderate
RESTAURANT
$78,730,000
Change: +121% · Conversion: Difficult
OFFICE BUILDING
$72,825,000
Change: +104% · Conversion: Moderate
WAREHOUSE, STORAGE
$70,450,000
Change: +97% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$67,015,000
Change: +88% · Conversion: Difficult
AUTO REPAIR, GARAGE
$51,000,000
Change: +43% · Conversion: Difficult
MEDICAL BUILDING
$48,465,000
Change: +36% · Conversion: Moderate
Blend value · Realmo final
$61.86M
Range $55.67M – $68.05M · ±10% · vs last sale $82.00M (Jun 14 2022)
Last sale anchor
$82.00M
Jun 14 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
$369 / 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
$891,715
Tax year 2023
Assessed value
$85,312,800
Assessed 2024
Previous assessed
$83,640,000
+2.0% YoY
Effective rate
1.05%
On assessed value
Assessed land
$18,919,674
Assessed improvement
$66,393,126
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
Apartment buildings
Use group
APARTMENT HOUSE (100+ UNITS)
Status
Off-Market
Year built
1973
Construction
WOOD FRAME
Heating
NONE
Stories
2
Units
232
Total area
167,512 SF
Lot
8.35 ac (363,726 SF)
APN
1007-131-01-0000
UPID
US10-1550861
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
COMMERCIAL (GENERAL)
Est. value
$94.6M
RESTAURANT
Est. value
$78.7M
OFFICE BUILDING
Est. value
$72.8M
WAREHOUSE, STORAGE
Est. value
$70.5M
INDUSTRIAL (GENERAL)
Est. value
$67.0M
AUTO REPAIR, GARAGE
Est. value
$51.0M
MEDICAL BUILDING
Est. value
$48.5M
COMMERCIAL (GENERAL)
RESTAURANT
OFFICE BUILDING
WAREHOUSE, STORAGE
INDUSTRIAL (GENERAL)
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1973
Construction
WOOD FRAME
Heating
NONE
Stories
2
Units
232
Lot
8.35 ac
Current owner
From public records · entity-resolved
Lucas Upland LLC
Entity
Mailing address
8965 RESEARCH DR, IRVINE, CA 92618-4246
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jun 14, 2022
$82,000,000
Lucas Upland LLC
Foothill Evergreen Spe LLC
Grant Deed
$65,410,000 · Spt Ca Fundings 2 LLC
Aug 23, 2018
$48,250,000
Foothill Evergreen Spe LLC
Foothill Ridge Properties LLC
Grant Deed
$31,546 · Berkeley Point Cap
Aug 1, 2005
—
Foothill Ridge Properties LLC
Coinmach Corp
Quit Claim Deed
related
$18,792,000 · Arcs Commercial Mortgage Co LP
Dec 13, 2001
—
Foothill Ridge Properties LLC
Orchard Real Estate LP
Grant Deed
$12,140,000 · Arcs Commercial Mortgage Co LP
May 9, 1997
—
Orchard Rl Est
Gudelsky,martha B Etal
Trustees Deed
related
—
Jan 24, 1996
—
Martha B Etal Gudelsky
Gudelsky,martha B
Quit Claim Deed
related
—
—
—
Orchard Real Estate LP
—
Deed Of Trust
related
$7,400,000 · Lasalle Bank Fsb
—
—
Foothill Ridge Properties LLC
—
Deed Of Trust
related
$2,000,000 · Arcs Commercial Mortgage Co LP
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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