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Property profile & analytics
OFF-MARKET
Estimated value
$1,915,000
Flex space
1770 Howard Pl Redlands, CA 92373-8090
Entity Owned
4-yr Hold
Absentee Owner
Free & Clear
Property ID
US10-1217275
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
2006
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
7,352 SF
Lot
0.46 ac (20,100 SF)
APN
0292-156-27-0000
UPID
US10-1217275
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
-
National Service & Controls, Inc. HVAC Service General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.12M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.97M
Blend (final)
Blend
$1.92M
Owner & transaction history
Howard Place Investors LLC · 4 yrs held
Howard Place Investors LLC
since 2021
Last sale
$1.7M
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.3M
+55.9%
Auto repair, garage
$2.2M
+49.1%
Medical building
$2.1M
+41.7%
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
$2,090,000
ML approach
$2,115,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$1,500,000
Current use
COMMERCIAL (GENERAL)
$2,340,000
Change: +56% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,240,000
Change: +49% · Conversion: Easy
MEDICAL BUILDING
$2,125,000
Change: +42% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,980,000
Change: +32% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,875,000
Change: +25% · Conversion: Easy
Blend value · Realmo final
$1.92M
Range $1.72M – $2.11M · ±10% · vs last sale $1.71M (Sep 20 2021)
Last sale anchor
$1.71M
Sep 20 2021
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
$260 / 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
$20,928
Tax year 2024
Assessed value
$1,773,882
Assessed 2024
Previous assessed
$1,773,882
+0.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$416,160
Assessed improvement
$1,357,722
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
Flex space
Use group
LIGHT INDUSTRIAL
Status
Off-Market
Year built
2006
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
1
Units
1
Total area
7,352 SF
Lot
0.46 ac (20,100 SF)
APN
0292-156-27-0000
UPID
US10-1217275
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
INDUSTRIAL (GENERAL) Current
Est. value
$1.5M
COMMERCIAL (GENERAL)
Est. value
$2.3M
AUTO REPAIR, GARAGE
Est. value
$2.2M
MEDICAL BUILDING
Est. value
$2.1M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$2.0M
WAREHOUSE, STORAGE
Est. value
$1.9M
INDUSTRIAL (GENERAL) Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
WAREHOUSE, STORAGE
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
2006
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
1
Units
1
Lot
0.46 ac
Current owner
From public records · entity-resolved
Howard Place Investors LLC
Entity
Free & Clear · 4 yrs held
Mailing address
31491 OUTER HWY 10, REDLANDS, CA 92373-7568
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 25, 2025
—
Grable Properties LLC
—
Deed
related
$865,000 · American Business Bank
Sep 20, 2021
—
Howard Place Investors LLC
John Borden Heating & Air Condition
Lease
—
Sep 15, 2021
$1,705,000
Grabie Properties LLC
Howard Place Investors LLC
Grant Deed
$1,534,500 · Private Business Capital
Jun 8, 2017
—
Howard Place Investors LLC
—
Deed
related
$637,000 · Plaza Bk
Jun 1, 2017
$1,250,000
Howard Place Investors LLC
James Peter O'hara
Grant Deed
$637,000 · Plaza Bank
—
—
Howard Place Investors LLC
—
Deed Of Trust
related
$637,000 · Plaza Bk
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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