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Property profile & analytics
OFF-MARKET
Estimated value
$2,225,000
Assisted living facilities
275 Garnet Way Upland, CA 91786-5932
Entity Owned
~
Est. High Equity
Property ID
US10-1166954
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1978
Construction
WOOD
Total area
31,037 SF
Lot
2.68 ac (116,740 SF)
APN
1046-363-26-0000
UPID
US10-1166954
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
-
Heritage Park Nursing Center Nursing Home
-
Heritage Court Nursing Home Retirement Community
-
Shearshop Upland Sharpening Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.77M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.69M
Blend (final)
Blend
$2.23M
Owner & transaction history
Mrt Of Upland Ca Snf Alf LP
Mrt Of Upland Ca Snf Alf LP
since 2025
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
$1,765,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$1,505,000
Current use
Blend value · Realmo final
$2.23M
Range $2.00M – $2.45M · ±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
$72 / 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
$221,087
Tax year 2023
Assessed value
$20,700,000
Assessed 2024
Previous assessed
$20,725,667
-0.1% YoY
Effective rate
1.07%
On assessed value
Assessed land
$4,200,000
Assessed improvement
$16,500,000
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1978
Construction
WOOD
Heating
NONE
Buildings
2
Stories
2
Units
88
Total area
31,037 SF
Lot
2.68 ac (116,740 SF)
APN
1046-363-26-0000
UPID
US10-1166954
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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$1.5M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
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
1978
Construction
WOOD
Heating
NONE
Stories
2
Buildings
2
Units
88
Lot
2.68 ac
Current owner
From public records · entity-resolved
Mrt Of Upland Ca Snf Alf LP
Entity
Mailing address
303 INTERNATIONAL CIR STE #200, HUNT VALLEY, MD 21030-1359
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
9 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 29, 2025
$57,000
Mrt Of Upland Ca Snf Alf LP
Mrt Of Upland Ca Snf Alf LP
Grant Deed
related
—
Apr 1, 2015
$19,000,000
Mrt Of Upland Ca-snf Of Alf LLC
Upland Real Estate LLC
Grant Deed
—
Nov 2, 2007
—
Ghc Of Upland Snf LLC
—
Deed Of Trust
related
$15,000,000 · Crystal Cap Fund Mgmt LP
Jan 2, 2007
—
Upland Real Estate LLC
Sunset Haven INC
Grant Deed
$2,000,000 · Thomas Olds
Aug 27, 1997
—
Sunset Haven
—
Deed Of Trust
related
$6,320,000 · City Of Upland
—
—
Sunset Haven
—
Deed Of Trust
related
$6,200,000 · Office Statewide Health Planni
—
—
Ghc Of Upland Snf LLC
—
Deed Of Trust
related
$100,000 · Ing Capital LLC
—
—
Ghc Of Upland Snf LLC
—
Deed Of Trust
related
$115,000,000 · Ing Capital LLC
—
—
Upland Real Estate LLC
—
Deed Of Trust
related
$150,000,000 · Ing Capital LLC
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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