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Property profile & analytics
OFF-MARKET
Estimated value
$1,465,000
Turn key restaurants
388 1st Ave Upland, CA 91786-6045
Entity Owned
6-yr Hold
~
Est. High Equity
Property ID
US10-1474619
Property profile
Verified
Property type
Turn key restaurants
Use group
RESTAURANT
Year built
1941
Construction
WOOD FRAME
Total area
3,556 SF
Lot
0.24 ac (10,360 SF)
APN
1046-392-06-0000
UPID
US10-1474619
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
-
Molly's Souper Restaurant
-
Matrix MoldRemoval Upland CA Marketing & Advertising
-
Upscale Garage Door Repair Service Building Supply General Contractor
-
ALL US Mold Removal & Remediation Upland CA Hardware & Home Improvement Construction Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.79M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.41M
Blend (final)
Blend
$1.47M
Owner & transaction history
Molly S Souper Restaurant Ent INC · 6 yrs held
Molly S Souper Restaurant Ent INC
since 2020
Last sale
$1.2M
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$2.0M
+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
$1,770,000
ML approach
$1,785,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$1,670,000
Current use
COMMERCIAL (GENERAL)
$2,010,000
Change: +20% · Conversion: Easy
OFFICE BUILDING
$1,545,000
Change: -8% · Conversion: Moderate
WAREHOUSE, STORAGE
$1,495,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$1.47M
Range $1.32M – $1.61M · ±10% · vs last sale $1.18M (Jan 29 2020)
Last sale anchor
$1.18M
Jan 29 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
$412 / 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
$13,352
Tax year 2023
Assessed value
$1,277,337
Assessed 2024
Previous assessed
$1,235,135
+3.4% YoY
Effective rate
1.05%
On assessed value
Assessed land
$377,951
Assessed improvement
$899,386
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
1941
Construction
WOOD FRAME
Heating
NONE
Units
1
Total area
3,556 SF
Lot
0.24 ac (10,360 SF)
APN
1046-392-06-0000
UPID
US10-1474619
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
$1.7M
COMMERCIAL (GENERAL)
Est. value
$2.0M
OFFICE BUILDING
Est. value
$1.5M
WAREHOUSE, STORAGE
Est. value
$1.5M
RESTAURANT Current
COMMERCIAL (GENERAL)
OFFICE BUILDING
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
1941
Construction
WOOD FRAME
Heating
NONE
Units
1
Lot
0.24 ac
Current owner
From public records · entity-resolved
Molly S Souper Restaurant Ent INC
Entity
Mailing address
388 N 1ST AVE, UPLAND, CA 91786-6045
Mailing matches property
Yes
Owner-occupied
Yes
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 29, 2020
$1,175,000
Molly S Souper Restaurant Ent INC
Linden A Brouse
Grant Deed
$1,289,000 · Gbc International Bank
Aug 16, 1999
$71,500
Brouse Trust
Downtain,patrick T & Karen
Grant Deed
—
Apr 5, 1994
$215,000
Mary E Caldwell
Pace,paul E
Grant Deed
$202,500 · Seller
—
—
Brouse,tr
—
Deed Of Trust
related
$150,000 · R D Rentals 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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