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Property profile & analytics
OFF-MARKET
Estimated value
$1,265,000
Retail space
485 Foothill Blvd Upland, CA 91786-3987
Entity Owned
14-yr Hold
~
Est. High Equity
Property ID
US10-1454165
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1989
Construction
WOOD FRAME
Total area
6,371 SF
Lot
0.32 ac (14,080 SF)
APN
1045-524-23-0000
UPID
US10-1454165
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
-
Pure Smile Group / Mario Pureco D.D.S Dental Office
-
Business Solutions Center Advertising Agency Marketing & Advertising
-
Andrew Miles DC Alternative Medicine Practice
-
Montero Financial Corporation Financial Advisor
-
TFC Title Loans Upland Loan Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.41M
Comparable Approach
Comparable
$1.41M
Blend (final)
Blend
$1.27M
Owner & transaction history
Inland Empire Property Managem · 14 yrs held
Inland Empire Property Managem
since 2011
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.9M
+37.0%
Medical building
$1.8M
+30.2%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$1,520,000
6.5%
$1,405,000
7%
$1,305,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,415,000
Current use
AUTO REPAIR, GARAGE
$1,940,000
Change: +37% · Conversion: Difficult
MEDICAL BUILDING
$1,845,000
Change: +30% · Conversion: Difficult
Blend value · Realmo final
$1.27M
Range $1.14M – $1.39M · ±10%
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
$199 / 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
$11,739
Tax year 2023
Assessed value
$1,105,329
Assessed 2024
Previous assessed
$1,083,656
+2.0% YoY
Effective rate
1.06%
On assessed value
Assessed land
$442,132
Assessed improvement
$663,197
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1989
Construction
WOOD FRAME
Heating
NONE
Stories
2
Units
5
Total area
6,371 SF
Lot
0.32 ac (14,080 SF)
APN
1045-524-23-0000
UPID
US10-1454165
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
RETAIL STORES Current
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$1.9M
MEDICAL BUILDING
Est. value
$1.8M
RETAIL STORES Current
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
1989
Construction
WOOD FRAME
Heating
NONE
Stories
2
Units
5
Lot
0.32 ac
Current owner
From public records · entity-resolved
Inland Empire Property Managem
Entity
Mailing address
485 E FOOTHILL BLVD, UPLAND, CA 91786-3987
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2011
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
16 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 9, 2011
—
Inland Empire Property Managem
Azzawi,zaher
Grant Deed
—
Sep 17, 2009
$880,000
Zaher Azzawi
Zions First Natl Bk
Grant Deed
$742,000 · Amer Ali
Feb 25, 2009
$869,393
Zions First Natl Bk
Foreclosurelink INC
Trustees Deed
related
—
Mar 27, 2008
$152,605
San Clemente Inv Prop LLC
Peppertree Financial INC
Trustees Deed
related
—
May 10, 2007
—
Solubanc Funding INC
Montero,orlando
Grant Deed
—
Nov 2, 2006
—
Home Loan Funding Solutions
Montero,orlando
Grant Deed
—
Oct 7, 2003
$464,000
Orlando Montero
Puglisi,larry F Tr
Grant Deed
related
$950,000 · Sunstone Trust
Feb 1, 1990
$1,000,000
Mulberry Exchang
Tjaden Richard
Trustees Deed
—
—
—
Orlando Montero
—
Deed Of Trust
related
$1,000,000 · Zions First National Bank
—
—
Solubanc Funding INC
—
Deed Of Trust
related
$46,455 · Dario Laos
—
—
Solubanc Funding INC
—
Deed Of Trust
related
$46,455 · Dario Laos
—
—
Solubanc Funding INC
—
Deed Of Trust
related
$430,000 · Hopp LLC
—
—
Solubanc Funding INC
—
Deed Of Trust
related
$500,000 · Erika Paz
—
—
Larry F Puglisi
—
Deed Of Trust
related
$636,061 · Rancho Bank
—
—
Orlando Montero
—
Deed Of Trust
related
$92,730 · Jose & Marilyn Madrigal
—
—
Cecilia Bello
—
Deed Of Trust
related
$382,000 · Bello Eugene
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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