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Property profile & analytics
OFF-MARKET
Estimated value
$10,285,000
Community centers
1401 Foothill Blvd, Upland, CA 91786-4054
Individually Owned
13-yr Hold
~
Est. High Equity
Property ID
US10-1154592
Property profile
Verified
Property type
Community centers
Use group
MINI-MALL
Year built
1981
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
98,740 SF
Lot
9.08 ac (395,524 SF)
APN
1045-471-06-0000
UPID
US10-1154592
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
-
El Perico Ranchero Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$6.88M
Blend (final)
Blend
$10.29M
Owner & transaction history
Village Grove Shopping Cneter · 13 yrs held
Village Grove Shopping Cneter
since 2012
7 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 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%
by Request
6.5%
by Request
7%
by Request
Blend value · Realmo final
$10.29M
Range $9.26M – $11.31M · ±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
$104 / 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
$146,589
Tax year 2023
Assessed value
$13,991,133
Assessed 2024
Previous assessed
$13,716,797
+2.0% YoY
Effective rate
1.05%
On assessed value
Assessed land
$4,884,847
Assessed improvement
$9,106,286
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
Community centers
Use group
MINI-MALL
Status
Off-Market
Year built
1981
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
1
Units
16
Total area
98,740 SF
Lot
9.08 ac (395,524 SF)
APN
1045-471-06-0000
UPID
US10-1154592
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
1981
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
1
Units
16
Lot
9.08 ac
Current owner
From public records · entity-resolved
Village Grove Shopping Cneter
Individual
Mailing address
15910 VENTURA BLVD STE #700, ENCINO, CA 91436-2860
Ownership since
2012
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
Oct 30, 2012
—
Village Grove Shopping Cneter
Pacific West Management
Grant Deed
$5,200,000 · John Hancock Life Insurance Co
Apr 27, 2011
—
Adam Milstein
Milstein,adam & Gila
Quit Claim Deed
related
—
Apr 29, 2004
—
Pacific West Management
Bodenstein,joseph
Grant Deed
related
—
Mar 30, 2000
$125,000
David Hager
Newman/village Grove Investors
Grant Deed
related
—
Oct 13, 1993
$300,000
Village Grove Investors Newman
Newman,robert H
Quit Claim Deed
related
—
Feb 17, 1993
—
Ross Samuel
—
Deed Of Trust
related
—
Apr 3, 1990
$250,000
Tuvia Milsztein
Mandelbaum Mark
Grant Deed
—
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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