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Property profile & analytics
OFF-MARKET
Estimated value
$1,140,000
Strip malls
31565 Hilltop Dr Running Springs, CA 92382
Entity Owned
4-yr Hold
~
Est. High Equity
Property ID
US10-1476106
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
2005
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
5,400 SF
Lot
0.59 ac (25,574 SF)
APN
0295-016-56-0000
UPID
US10-1476106
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.19M
CAP Approach
CAP
$805k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.14M
Owner & transaction history
Pizza Plus Properties INC · 4 yrs held
Pizza Plus Properties INC
since 2022
Last sale
$1.1M
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$1.9M
+27.8%
Auto repair, garage
$1.6M
+13.1%
Medical building
$1.6M
+7.5%
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 Running Springs submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Running Springs 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
$1,170,000
ML approach
$1,185,000
CAP Approach
CAP Return
Estimation
6%
$875,000
6.5%
$805,000
7%
$750,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$1,455,000
Current use
COMMERCIAL (GENERAL)
$1,860,000
Change: +28% · Conversion: Easy
AUTO REPAIR, GARAGE
$1,645,000
Change: +13% · Conversion: Difficult
MEDICAL BUILDING
$1,560,000
Change: +7% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,440,000
Change: -1% · Conversion: Difficult
WAREHOUSE, STORAGE
$1,375,000
Change: -5% · Conversion: Difficult
Blend value · Realmo final
$1.14M
Range $1.03M – $1.25M · ±10% · vs last sale $1.10M (May 4 2022)
Last sale anchor
$1.10M
May 4 2022
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
$211 / 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
$13,588
Tax year 2023
Assessed value
$1,144,440
Assessed 2024
Previous assessed
$1,122,000
+2.0% YoY
Effective rate
1.19%
On assessed value
Assessed land
$260,100
Assessed improvement
$884,340
Applied tax rate
105.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
2005
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
1
Units
5
Total area
5,400 SF
Lot
0.59 ac (25,574 SF)
APN
0295-016-56-0000
UPID
US10-1476106
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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$1.5M
COMMERCIAL (GENERAL)
Est. value
$1.9M
AUTO REPAIR, GARAGE
Est. value
$1.6M
MEDICAL BUILDING
Est. value
$1.6M
INDUSTRIAL (GENERAL)
Est. value
$1.4M
WAREHOUSE, STORAGE
Est. value
$1.4M
NEIGHBORHOOD: SHOPPING CENTER Current
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
MEDICAL BUILDING
INDUSTRIAL (GENERAL)
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
2005
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
1
Units
5
Lot
0.59 ac
Current owner
From public records · entity-resolved
Pizza Plus Properties INC
Entity
Mailing address
330 6TH ST #3103, REDLANDS, CA 92374-3300
Ownership since
2022
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
May 4, 2022
$1,100,000
Pizza Plus Properties INC
Ad & Dd LLC
Grant Deed
$770,000 · Chino Commercial Bank NA
Nov 10, 2010
$485,000
Ad & Dd LLC
Cpdc INC
Grant Deed
—
May 24, 2005
—
Cpdc INC
—
Trustees Deed
related
$638,000 · Pat L & Robyn A Carter
Mar 25, 2005
—
Cpdc INC
Alta Community Association
Grant Deed
—
May 4, 1999
$85,000
Frank J De Santis
Poff,ronald G & Ann C
Grant Deed
—
Feb 20, 1996
$77,500
Ronald G Poff
Running Springs Country Club
Grant Deed
related
$75,500 · Seller
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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