Entity Owned 
For Sale
1 / 13
$18,000,000
420 S 11Th Ave, Upland, CA 91786
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Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
1959
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
65,520 SF
Lot
4.48 ac (195,148 SF)
APN
1047-181-07-0000
UPID
US10-0614991
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Trucking Company
-
(Bike/Boat/Book/etc) Store Garden Center
-
Corporate Office
-
Freight Service Logistics Company
-
Warehouse & Storage
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$10.30M
CAP Approach
CAP
$8.28M
Comparable Approach
Comparable
$8.65M
Blend (final)
Blend
$12.39M
Owner & transaction history
since 2023
Last sale
$12.0M
7 recorded transactions
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
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
All 6 comparables with addresses
Sensitivity value band
Source audit · 6 inputs
PDF export
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Summary
1
Valuation conclusion
Included free
Estimated market value
$12.39M
Value range
$11.15M – $13.62M
±10% around blend
Estimated value / SF
$189 / SF
Confidence
High
6 county-verified comps
Property data
75
Market benchmarks
100
Comparable evidence
60
$11.15M
blend $12.39M
$13.62M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
65,520 SF
Lot area
4.48 ac
Year built
1959
APN
1047-181-07-0000
Assessed value
$9,078,000
Annual tax
$99,446
3
Income approach: direct capitalization
Partial preview
Income approach indication
$8.28M
Direct capitalization · @ 6.5% CAP return
@ 6% CAP return
$8.97M
@ 6.5% CAP return
$8.28M
@ 7% CAP return
$7.69M
4
Sales comparison
Partial preview
Sales approach indication
$10.40M
Weighted, 6 comps · high confidence
Evidence
6 found · 6 selected
County-verified recorded sales
Comparable
Sale dateSale price$ / SF
14.9 mi away · 53,606 SF
17.4 mi away · 62,592 SF
19.6 mi away · 51,355 SF
20.1 mi away · 72,015 SF
24.4 mi away · 53,085 SF
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$12.39M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
ZIP 60 sales
$400
-53%
Submarket 60 sales
$400
-53%
County 841 sales
$267
-29%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $189/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
Not available
Operating expenses
Modeled
Market rent
Not available
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
Comparable evidence · 6 sales
Market rates by use type
PDF export
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Overview
Implied cap rate
4.30%
Implied, in-place cap rate for this flex space
Estimated NOI ÷ last recorded sale. Refine with your own numbers in the full report.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 4.30%
9.0%
NOI (est.)
$840k *
Last sale · Jun 2023
$12.00M
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$19.53M
Move the market yield to see immediate price impact.
Value / SF
$298
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
3.80%4.30%4.80%
$756k
$19.89M
$17.58M
$15.75M
$840k
$22.11M
$19.53M
$17.50M
$924k
$24.32M
$21.49M
$19.25M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Comparable evidence
Partial preview
Recorded sales nearby
6 found
High confidence · county-verified
Closest comparable
$8.00M
14.0 mi · Dec 2025 · $164/SF
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$99,446
Tax year 2024
Assessed value
$9,078,000
Assessed 2024
Previous assessed
$9,078,000
+0.0% YoY
Effective rate
1.10%
On assessed value
Assessed land
$5,508,000
Assessed improvement
$3,570,000
Applied tax rate
8.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Status
For Sale
Year built
1959
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Units
1
Rooms
5
Bathrooms
1
Total area
65,520 SF
Lot
4.48 ac (195,148 SF)
APN
1047-181-07-0000
UPID
US10-0614991
Jurisdiction
SAN BERNARDINO
Zoning & alternative use
Zoning · permitted uses
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release.
Building & site characteristics
From public records
Year built
1959
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Units
1
Rooms
5
Bathrooms
1
Lot
4.48 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
No zoning code is on file for this parcel. Zoning coverage grows with every catalog release — check back, or open Location Intelligence for use analysis of this corner.
Ownership Intelligence
Find the owner behind the property.
Unlock the evidence behind ownership: portfolio, transactions, debt and signals that help you decide who to contact next.
What opens after registration
Ownership report
Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
Private report access
See the ownership record for this address.
Registration is required before any owner information is shown.
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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