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Property profile & analytics
OFF-MARKET
Estimated value
$865,000
Apartment buildings
430 21st St San Bernardino, CA 92405-3908
Individually Owned
2-yr Hold
~
Est. High Equity
Property ID
US10-1556628
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1940
Construction
WOOD FRAME
Total area
2,352 SF
Lot
0.17 ac (7,500 SF)
APN
0145-031-04-0000
UPID
US10-1556628
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
$975k
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$645k
Blend (final)
Blend
$865k
Owner & transaction history
Andre Fregeau · 2 yrs held
Andre Fregeau
since 2023
Last sale
$809,000
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.0M
+117.3%
Medical building
$680,000
+44.6%
Neighborhood: shopping center
$635,000
+34.5%
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 San Bernardino submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Bernardino 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
$1,085,000
ML approach
$975,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,025,000
Change: +117% · Conversion: Moderate
MEDICAL BUILDING
$680,000
Change: +45% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$635,000
Change: +35% · Conversion: Difficult
COMMERCIAL (GENERAL)
$595,000
Change: +27% · Conversion: Moderate
Blend value · Realmo final
$865k
Range $779k – $952k · ±10% · vs last sale $809k (Dec 14 2023)
Last sale anchor
$809k
Dec 14 2023
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
$368 / 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
$5,083
Tax year 2023
Assessed value
$405,492
Assessed 2024
Previous assessed
$397,541
+2.0% YoY
Effective rate
1.25%
On assessed value
Assessed land
$72,510
Assessed improvement
$332,982
Applied tax rate
7.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1940
Construction
WOOD FRAME
Heating
NONE
Stories
2
Units
5
Total area
2,352 SF
Lot
0.17 ac (7,500 SF)
APN
0145-031-04-0000
UPID
US10-1556628
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
OFFICE BUILDING
Est. value
$1.0M
MEDICAL BUILDING
Est. value
$680,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$635,000
COMMERCIAL (GENERAL)
Est. value
$595,000
OFFICE BUILDING
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
COMMERCIAL (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
1940
Construction
WOOD FRAME
Heating
NONE
Stories
2
Units
5
Lot
0.17 ac
Current owner
From public records · entity-resolved
Andre Fregeau
Individual
Mailing address
24901 VIA SANTA CRUZ, MISSION VIEJO, CA 92692-2437
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 14, 2023
—
Andre Fregeau
Andre Fregeau
Intrafamily Transfer
related
—
Jul 28, 2017
$809,000
Andre Fregeau
Wade Solomon
Grant Deed
$404,250 · Broadway Federal Bank Fsb
May 15, 2015
$627,500
Wade Solomon
Fred Fruehan
Grant Deed
$327,750 · Provident Savings Bank Fsb
Jun 9, 2005
—
Fred Fruehan
Raydon,amber L
Quit Claim Deed
related
—
Mar 14, 2005
$750,000
Fred Fruehan
Paul Wilson
Grant Deed
$562,000 · Union Bank Of California NA
Mar 14, 2005
—
Fred Fruehan
Fruehan,ana R
Quit Claim Deed
related
—
Jan 26, 2005
—
Amber L Raydon
Elawar,chehab
Grant Deed
—
Dec 8, 2004
—
Jason House
Elawar,chehab
Grant Deed
related
—
Jun 18, 2004
—
Paul Wilson
Wilson,julie K
Quit Claim Deed
related
$168,000 · Arrowhead Central Cu
Mar 5, 2004
—
Paul Wilson
Wilson,julie K
Quit Claim Deed
related
—
Mar 5, 2004
$515,000
Paul Wilson
Chapman,tr
Grant Deed
$365,000 · Kelly & Maggie Shane
Apr 2, 1999
—
Tommy R Etal Chapman
Chapman,tommy R Etux
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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