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Property profile & analytics
OFF-MARKET
Estimated value
$4,850,000
Office Spaces
1811 Lugonia Ave Redlands, CA 92374-2077
Entity Owned
13-yr Hold
~
Est. High Equity
Property ID
US10-1173837
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
2013
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
26,808 SF
Lot
3.32 ac (144,619 SF)
APN
0292-341-15-0000
UPID
US10-1173837
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
-
Redlands TAD Welfare City Government Office
-
San Bernardino TAD Customer Service Center Social Service Agency Charitable Organization
-
Human Services Department Social Service Agency Charitable Organization
-
San Bernardino County Transitional Assistance Department Social Service Agency Charitable Organization
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.35M
Comparable Approach
Comparable
$5.66M
Blend (final)
Blend
$4.85M
Owner & transaction history
Lugunia Offices LLC · 13 yrs held
Lugunia Offices LLC
since 2013
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 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$3,620,000
6.5%
$3,345,000
7%
$3,105,000
Alternative Use
Use
Estimation
MEDICAL BUILDING
$7,755,000
Change: -9% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$7,215,000
Change: -15% · Conversion: Difficult
WAREHOUSE, STORAGE
$6,835,000
Change: -20% · Conversion: Difficult
Blend value · Realmo final
$4.85M
Range $4.37M – $5.34M · ±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
$181 / 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
$68,583
Tax year 2023
Assessed value
$5,830,736
Assessed 2024
Previous assessed
$5,716,408
+2.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$1,744,524
Assessed improvement
$4,086,212
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
Office Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
2013
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
1
Units
1
Total area
26,808 SF
Lot
3.32 ac (144,619 SF)
APN
0292-341-15-0000
UPID
US10-1173837
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
MEDICAL BUILDING
Est. value
$7.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$7.2M
WAREHOUSE, STORAGE
Est. value
$6.8M
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
2013
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
1
Units
1
Lot
3.32 ac
Current owner
From public records · entity-resolved
Lugunia Offices LLC
Entity
Mailing address
PO BOX 719, TUSTIN, CA 92781-0719
Ownership since
2013
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
Jan 17, 2024
—
Lugunia Offices LLC
—
Deed
related
$2,700,000 · First Citizens Bank & Trust Co
May 8, 2013
—
Lugunia Offices LLC
—
Trustees Deed
related
$3,400,000 · Citizens Business Bank
Mar 29, 2013
—
Lugunia Offices LLC
Aks & Bek Ptshp
Grant Deed
—
Feb 20, 2013
—
Lugunia Offices LLC
Shahbandi,bahram
Grant Deed
—
Mar 24, 2006
—
Aks Investments INC
Aks & Bek Ptshp
Quit Claim Deed
related
—
Sep 30, 2004
—
Aks Partners
—
Trustees Deed
related
$1,270,000 · Banco Popular NA
Jul 17, 2002
$680,000
Aks & Bek Partnership
Redevco LLC
Grant Deed
$350,000 · Redevco LLC
Jan 5, 1988
$1,209,500
Valley Part East
Gc Pr
Grant Deed
$110,000 · Gc Properties In
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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