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Property profile & analytics
OFF-MARKET
Estimated value
$995,000
Apartment buildings
501 Grv Ave Ontario, CA 91764-3986
Individually Owned
2-yr Hold
Property ID
US10-1553699
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1989
Construction
WOOD FRAME
Total area
5,071 SF
Lot
0.53 ac (22,932 SF)
APN
1048-451-10-0000
UPID
US10-1553699
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
$1.08M
CAP Approach
CAP
$985k
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$995k
Owner & transaction history
George L Aiello · 2 yrs held
George L Aiello
since 2023
Last sale
$870,000
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$1.5M
+29.7%
Medical building
$1.5M
+23.3%
Warehouse, storage
$1.4M
+15.9%
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 Ontario submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Ontario 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
$1,165,000
ML approach
$1,080,000
CAP Approach
CAP Return
Estimation
6%
$1,070,000
6.5%
$985,000
7%
$915,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,190,000
Current use
AUTO REPAIR, GARAGE
$1,545,000
Change: +30% · Conversion: Difficult
MEDICAL BUILDING
$1,465,000
Change: +23% · Conversion: Moderate
WAREHOUSE, STORAGE
$1,380,000
Change: +16% · Conversion: Difficult
Blend value · Realmo final
$995k
Range $896k – $1.09M · ±10% · vs last sale $870k (Nov 30 2023)
Last sale anchor
$870k
Nov 30 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
$196 / 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
$12,920
Tax year 2023
Assessed value
$1,212,711
Assessed 2024
Previous assessed
$1,188,932
+2.0% YoY
Effective rate
1.07%
On assessed value
Assessed land
$557,568
Assessed improvement
$655,143
Applied tax rate
4.0000
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
1989
Construction
WOOD FRAME
Heating
NONE
Stories
2
Units
7
Rooms
5
Bathrooms
1
Total area
5,071 SF
Lot
0.53 ac (22,932 SF)
APN
1048-451-10-0000
UPID
US10-1553699
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
$1.2M
AUTO REPAIR, GARAGE
Est. value
$1.5M
MEDICAL BUILDING
Est. value
$1.5M
WAREHOUSE, STORAGE
Est. value
$1.4M
APARTMENT HOUSE (5+ UNITS) Current
AUTO REPAIR, GARAGE
MEDICAL 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
1989
Construction
WOOD FRAME
Heating
NONE
Stories
2
Units
7
Rooms
5
Bathrooms
1
Lot
0.53 ac
Current owner
From public records · entity-resolved
George L Aiello
Individual
Mailing address
38 PASARELA DR UNIT #103, RANCHO MISSION VIEJO, CA 92694-2447
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Nov 30, 2023
—
George L Aiello
George L Aiello
Intrafamily Transfer
related
—
Apr 12, 2004
$870,000
Aiello,tr
M B Equity LLC
Grant Deed
$520,000 · Wells Fargo Bank
Sep 27, 1994
$290,000
Mark D Abernathy
Home Savings Of America
Grant Deed
$217,500 · Home Savings Of America
Jul 21, 1994
$248,500
Home Savings Of America
Freeman,rick & C
Trustees Deed
related
—
Aug 31, 1990
$399,000
Freeman Rick & C
Fitch Douglas
Trustees Deed
—
Aug 31, 1990
$151,000
Freeman Rich & C
Mid Exchange INC
Trustees Deed
—
—
—
M B Equity LLC
—
Deed Of Trust
related
$326,250 · Washington Mutual Fsb
—
—
Rick Freeman
—
Deed Of Trust
related
$335,000 · Home Savings Of America
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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