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Property profile & analytics
OFF-MARKET
Estimated value
$510,000
Retail space
155 2nd Ave Upland, CA 91786-6019
Individually Owned
22-yr Hold
~
Est. High Equity
Property ID
US10-1461381
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1925
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
2,992 SF
Lot
0.07 ac (3,080 SF)
APN
1046-592-17-0000
UPID
US10-1461381
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
-
Optometric Group of Upland Downtown (previously Simonis Optometry) Physician
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$375k
CAP Approach
CAP
$660k
Comparable Approach
Comparable
$596k
Blend (final)
Blend
$510k
Owner & transaction history
Richard Simonis · 22 yrs held
Richard Simonis
since 2003
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$805,000
+21.2%
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
$375,000
CAP Approach
CAP Return
Estimation
6%
$715,000
6.5%
$660,000
7%
$615,000
Alternative Use
Use
Estimation
RETAIL STORES
$665,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$805,000
Change: +21% · Conversion: Moderate
Blend value · Realmo final
$510k
Range $459k – $561k · ±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
$170 / 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
$5,064
Tax year 2023
Assessed value
$466,961
Assessed 2024
Previous assessed
$457,805
+2.0% YoY
Effective rate
1.08%
On assessed value
Assessed land
$43,211
Assessed improvement
$423,750
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1925
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Units
1
Rooms
5
Bathrooms
1
Total area
2,992 SF
Lot
0.07 ac (3,080 SF)
APN
1046-592-17-0000
UPID
US10-1461381
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
RETAIL STORES Current
Est. value
$665,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$805,000
RETAIL STORES Current
NEIGHBORHOOD: SHOPPING CENTER
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
1925
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Units
1
Rooms
5
Bathrooms
1
Lot
0.07 ac
Current owner
From public records · entity-resolved
Richard Simonis
Individual
Mailing address
5919 ELMHURST AVE, ALTA LOMA, CA 91737-2913
Ownership since
2003
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
Oct 17, 2003
$335,000
Richard Simonis
Isaac,mark
Grant Deed
$167,500 · Business Bank Of California
Mar 4, 1997
$102,000
Mark Isaac
Mcmillin,glen
Grant Deed
—
Nov 22, 1991
$174,000
Glen L Mcmillin
Tierney,john B
Grant Deed
—
—
—
Glen Mcmillin
—
Deed Of Trust
related
$5,000 · Martelli Trust
—
—
Richard S Simonis
—
Deed Of Trust
related
$140,000 · Enterprise Funding
—
—
Glen L Mcmillin
—
Deed Of Trust
related
$58,000 · Caruthers Trust
—
—
Glen L Mcmillin
—
Deed Of Trust
related
$3,000 · Martelli Trust
—
—
Glen Mcmillin
—
Deed Of Trust
related
$113,000 · Individual
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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