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Property profile & analytics
OFF-MARKET
Estimated value
$13,535,000
Apartment buildings
528 Hibiscus Dr Redlands, CA 92373-6187
Entity Owned
8-yr Hold
Property ID
US10-1554273
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
2004
Construction
WOOD FRAME
Total area
89,248 SF
Lot
4.75 ac (206,982 SF)
APN
0173-071-93-0000
UPID
US10-1554273
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
-
Dr. Jessica Fung, DMD Dental Office
-
API Inc Medical Clinic
-
Alpha Air HVAC Service General Contractor
-
Stone Ridge Ltd Apartment Building
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$12.16M
Comparable Approach
Comparable
$8.71M
Blend (final)
Blend
$13.54M
Owner & transaction history
Cypress Villas-redlands LLC · 8 yrs held
Cypress Villas-redlands LLC
since 2018
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Redlands submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Redlands 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%
$13,170,000
6.5%
$12,155,000
7%
$11,285,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$19,025,000
Current use
Blend value · Realmo final
$13.54M
Range $12.18M – $14.89M · ±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
$152 / 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
$252,997
Tax year 2023
Assessed value
$21,353,824
Assessed 2024
Previous assessed
$20,935,122
+2.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$4,685,180
Assessed improvement
$16,668,644
Applied tax rate
5.0000
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
2004
Construction
WOOD FRAME
Heating
FLOOR FURNACE
Cooling
EVAPORATIVE
Stories
2
Units
82
Rooms
9
Bathrooms
2
Total area
89,248 SF
Lot
4.75 ac (206,982 SF)
APN
0173-071-93-0000
UPID
US10-1554273
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
$19.0M
APARTMENT HOUSE (5+ UNITS) Current
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
2004
Construction
WOOD FRAME
Heating
FLOOR FURNACE
Cooling
Yes
Stories
2
Units
82
Rooms
9
Bathrooms
2
Lot
4.75 ac
Current owner
From public records · entity-resolved
Cypress Villas-redlands LLC
Entity
Mailing address
PO BOX 711, LIBERTY LAKE, WA 99019-0711
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 12, 2022
—
Cypress Villas Redlands LLC
—
Deed
related
$16,000,000 · Jpmorgan Chase Bank NA
Mar 30, 2018
$19,000,000
Cypress Villas-redlands LLC
Sequoia Equities-redlands
Grant Deed
$12,296,000 · Northmarq Cap
May 8, 2012
—
Sequoia Equities-redlands
Cypress Vogelheim LLC
Grant Deed
—
Mar 28, 2011
$11,625,000
Sequoia Equities-redlands
Fre 495 LLC
Grant Deed
$8,500,000 · Private Lender
Dec 21, 2010
$11,625,000
Fre 495 LLC
Cypress Villas LLC
Grant Deed
—
—
—
Cypress Villas LLC
—
Deed Of Trust
related
$12,900,000 · General Electric Capital Corp
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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