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Property profile & analytics
OFF-MARKET
Estimated value
$4,775,000
Apartment buildings
455 Campus Ave, Upland, CA 91786-6886
Entity Owned
4-yr Hold
Property ID
US10-1553675
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1986
Construction
WOOD FRAME
Total area
16,388 SF
Lot
0.72 ac (31,500 SF)
APN
1047-221-47-0000
UPID
US10-1553675
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
$5.08M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$5.76M
Blend (final)
Blend
$4.78M
Owner & transaction history
455 S Campus Ave Apts LLC · 4 yrs held
455 S Campus Ave Apts LLC
since 2022
Last sale
$4.5M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$7.7M
+120.5%
Office building
$7.1M
+104.0%
Warehouse, storage
$6.9M
+97.3%
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
$5,070,000
ML approach
$5,075,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$3,495,000
Current use
RESTAURANT
$7,705,000
Change: +121% · Conversion: Difficult
OFFICE BUILDING
$7,125,000
Change: +104% · Conversion: Moderate
WAREHOUSE, STORAGE
$6,890,000
Change: +97% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$6,555,000
Change: +88% · Conversion: Difficult
AUTO REPAIR, GARAGE
$4,990,000
Change: +43% · Conversion: Difficult
MEDICAL BUILDING
$4,740,000
Change: +36% · Conversion: Moderate
Blend value · Realmo final
$4.78M
Range $4.30M – $5.25M · ±10% · vs last sale $4.48M (Apr 20 2022)
Last sale anchor
$4.48M
Apr 20 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
$291 / 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
$49,743
Tax year 2023
Assessed value
$4,660,992
Assessed 2024
Previous assessed
$4,569,600
+2.0% YoY
Effective rate
1.07%
On assessed value
Assessed land
$1,165,248
Assessed improvement
$3,495,744
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1986
Construction
WOOD FRAME
Heating
NONE
Stories
2
Units
18
Total area
16,388 SF
Lot
0.72 ac (31,500 SF)
APN
1047-221-47-0000
UPID
US10-1553675
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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$3.5M
RESTAURANT
Est. value
$7.7M
OFFICE BUILDING
Est. value
$7.1M
WAREHOUSE, STORAGE
Est. value
$6.9M
INDUSTRIAL (GENERAL)
Est. value
$6.6M
AUTO REPAIR, GARAGE
Est. value
$5.0M
MEDICAL BUILDING
Est. value
$4.7M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
OFFICE BUILDING
WAREHOUSE, STORAGE
INDUSTRIAL (GENERAL)
AUTO REPAIR, GARAGE
MEDICAL BUILDING
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
1986
Construction
WOOD FRAME
Heating
NONE
Stories
2
Units
18
Lot
0.72 ac
Current owner
From public records · entity-resolved
455 S Campus Ave Apts LLC
Entity
Mailing address
610 N SANTA ANITA AVE, ARCADIA, CA 91006-2722
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 12, 2025
—
455 S Campus Ave Apts LLC
—
Deed
related
$2,620,000 · Jpmorgan Chase Bank NA
Jun 24, 2022
—
455 S Campus Ave Apts LLC
—
Deed
related
$3,200,000 · Mizrahi Tefahot Bank Ltd
Apr 20, 2022
$4,480,000
455 S Campus Ave Apts LLC
Robert Wu
Grant Deed
—
Oct 26, 2021
—
Robert Wu
—
Deed
related
$2,070,000 · Jpmorgan Chase Bank NA
Jul 13, 2018
—
Robert Wu
—
Deed
related
$1,400,000 · Jpmorgan Chase Bank NA
Mar 28, 2014
$2,230,000
Robert Wu
Neng Ju Wang
Grant Deed
$1,430,000 · Jpmorgan Chase Bank NA
Apr 28, 2006
$2,100,000
Neng Ju Wang
3615 W 104th Street LP
Grant Deed
$1,365,000 · East West Bank
Jan 15, 2003
$1,313,000
3615 West 104th Street LP
Giles,tr
Grant Deed
$919,000 · Citibank West Fsb
Jan 18, 2001
$255,000
Giles Trust
Eldrageely Trust
Grant Deed
related
—
Jun 7, 1988
$1,114,000
Eldrageely Ahmed
American Deferre
Trustees Deed
$852,000 · Fidelity Federal Bank
Jun 7, 1988
—
American Deferre
Srj Ltd
Trustees 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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