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Property profile & analytics
OFF-MARKET
Estimated value
$6,535,000
Drug stores
311 Mtn Ave, Upland, CA 91786-7032
Individually Owned
4-yr Hold
Free & Clear
Property ID
US10-1155034
Property profile
Verified
Property type
Drug stores
Use group
DRUG STORE, PHARMACY
Year built
1977
Construction
CONCRETE
Total area
26,900 SF
Lot
2.39 ac (103,978 SF)
APN
1008-131-04-0000
UPID
US10-1155034
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
-
CVS Photo (Bike/Boat/Book/etc) Store
-
CDReload - Online Bitcoin ATM Bank Credit Union
-
Coinhub Bitcoin ATM Teller Atm
-
MoneyGram Bank Credit Union
-
CVS Pharmacy y más Pharmacy
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$5.93M
Comparable Approach
Comparable
$5.98M
Blend (final)
Blend
$6.54M
Owner & transaction history
Ronald Gin Yee · 4 yrs held
Ronald Gin Yee
since 2021
Last sale
$8.3M
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Industrial (general)
$10.8M
+80.1%
Auto repair, garage
$8.2M
+37.0%
Medical building
$7.8M
+30.2%
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
by Request
CAP Approach
CAP Return
Estimation
6%
$6,425,000
6.5%
$5,930,000
7%
$5,510,000
Alternative Use
Use
Estimation
RETAIL STORES
$5,975,000
Current use
INDUSTRIAL (GENERAL)
$10,760,000
Change: +80% · Conversion: Difficult
AUTO REPAIR, GARAGE
$8,190,000
Change: +37% · Conversion: Difficult
MEDICAL BUILDING
$7,785,000
Change: +30% · Conversion: Difficult
Blend value · Realmo final
$6.54M
Range $5.88M – $7.19M · ±10% · vs last sale $8.31M (Aug 6 2021)
Last sale anchor
$8.31M
Aug 6 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
$243 / 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
$49,183
Tax year 2023
Assessed value
$4,682,405
Assessed 2024
Previous assessed
$4,590,593
+2.0% YoY
Effective rate
1.05%
On assessed value
Assessed land
$1,265,514
Assessed improvement
$3,416,891
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
Drug stores
Use group
DRUG STORE, PHARMACY
Status
Off-Market
Year built
1977
Construction
CONCRETE
Heating
NONE
Stories
1
Units
1
Total area
26,900 SF
Lot
2.39 ac (103,978 SF)
APN
1008-131-04-0000
UPID
US10-1155034
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
$6.0M
INDUSTRIAL (GENERAL)
Est. value
$10.8M
AUTO REPAIR, GARAGE
Est. value
$8.2M
MEDICAL BUILDING
Est. value
$7.8M
RETAIL STORES Current
INDUSTRIAL (GENERAL)
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1977
Construction
CONCRETE
Heating
NONE
Stories
1
Units
1
Lot
2.39 ac
Current owner
From public records · entity-resolved
Ronald Gin Yee
Individual
Free & Clear · 4 yrs held
Mailing address
1 CVS DR #2320, WOONSOCKET, RI 02895-6146
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
Apr 10, 2026
—
Yee Ronald
—
Deed
related
$4,240,000
Nov 7, 2025
—
Ronald Gin Yee And Chun Yan Yee Rev
—
Deed
related
$4,457,437 · Ctbc Bank Corp USA
Aug 6, 2021
—
Ronald Gin Yee
Ronald Gin Yee
Intrafamily Transfer
related
—
Jul 13, 2020
$8,311,000
Ronald Gin Yee
Laf4lt Holdings LP
Grant Deed
$5,156,000 · Ctbc Bank Corp USA
Nov 18, 2010
$5,241,500
Laf4lt Holdings LP
Scp 2009-c34-catx LP
Grant Deed
—
Jan 27, 2010
—
Scp 2009-c34-catx LP
Longs Drug Stores California LLC
Grant Deed
$4,847,921 · Wells Fargo Bank Northwest National
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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