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Property profile & analytics
OFF-MARKET
Estimated value
$2,525,000
Turn key restaurants
370 Mtn Ave Upland, CA 91786-5115
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US10-1180301
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1987
Construction
WOOD FRAME
Total area
6,823 SF
Lot
1.72 ac (74,923 SF)
APN
1007-521-06-0000
UPID
US10-1180301
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
-
Brandon's Diner Restaurant
-
Inland Saltwater Anglers Club Association / Organization
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$3.01M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$2.43M
Blend (final)
Blend
$2.53M
Owner & transaction history
Mountain Benitez Family LLC · 6 yrs held
Mountain Benitez Family LLC
since 2020
Last sale
$2.1M
2 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$3.9M
+20.2%
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
$3,090,000
ML approach
$3,010,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$3,205,000
Current use
COMMERCIAL (GENERAL)
$3,855,000
Change: +20% · Conversion: Easy
OFFICE BUILDING
$2,965,000
Change: -8% · Conversion: Moderate
WAREHOUSE, STORAGE
$2,870,000
Change: -11% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$2,730,000
Change: -15% · Conversion: Difficult
Blend value · Realmo final
$2.53M
Range $2.27M – $2.78M · ±10% · vs last sale $2.05M (Feb 12 2020)
Last sale anchor
$2.05M
Feb 12 2020
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
$370 / 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
$23,208
Tax year 2023
Assessed value
$2,198,014
Assessed 2024
Previous assessed
$2,154,916
+2.0% YoY
Effective rate
1.06%
On assessed value
Assessed land
$1,608,303
Assessed improvement
$589,711
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
Turn key restaurants
Use group
RESTAURANT
Status
Off-Market
Year built
1987
Construction
WOOD FRAME
Heating
NONE
Stories
1
Units
1
Total area
6,823 SF
Lot
1.72 ac (74,923 SF)
APN
1007-521-06-0000
UPID
US10-1180301
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
RESTAURANT Current
Est. value
$3.2M
COMMERCIAL (GENERAL)
Est. value
$3.9M
OFFICE BUILDING
Est. value
$3.0M
WAREHOUSE, STORAGE
Est. value
$2.9M
INDUSTRIAL (GENERAL)
Est. value
$2.7M
RESTAURANT Current
COMMERCIAL (GENERAL)
OFFICE BUILDING
WAREHOUSE, STORAGE
INDUSTRIAL (GENERAL)
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
1987
Construction
WOOD FRAME
Heating
NONE
Stories
1
Units
1
Lot
1.72 ac
Current owner
From public records · entity-resolved
Mountain Benitez Family LLC
Entity
Mailing address
10246 INDIANA AVE STE A, RIVERSIDE, CA 92503-5321
Ownership since
2020
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 12, 2020
$2,050,000
Mountain Benitez Family LLC
Stewart Plaza LLC
Grant Deed
$1,742,500 · Bank Of America NA
Dec 26, 2002
—
Cherbak P Etal
Cherbak,p Etal
Quit Claim Deed
related
—
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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