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Property profile & analytics
OFF-MARKET
Estimated value
$15,550,000
Distribution centers
535 10th Ct Ln San Bernardino, CA 92408-1615
Trust Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-1038714
Property profile
Verified
Property type
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Year built
1985
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
92,471 SF
Lot
4.5 ac (196,000 SF)
APN
0279-321-43-0000
UPID
US10-1038714
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
$10.71M
CAP Approach
CAP
$15.82M
Comparable Approach
Comparable
$10.47M
Blend (final)
Blend
$15.55M
Owner & transaction history
Centerpoint Proeprties Trust · 4 yrs held
Centerpoint Proeprties Trust
since 2021
Last sale
$15.3M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$24.9M
+46.7%
Auto repair, garage
$18.6M
+9.3%
Apartment house (5+ units)
$18.5M
+9.0%
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
$15,885,000
ML approach
$10,710,000
CAP Approach
CAP Return
Estimation
6%
$17,135,000
6.5%
$15,815,000
7%
$14,690,000
Alternative Use
Use
Estimation
WAREHOUSE, STORAGE
$16,970,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$24,890,000
Change: +47% · Conversion: Moderate
AUTO REPAIR, GARAGE
$18,550,000
Change: +9% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$18,505,000
Change: +9% · Conversion: Difficult
Blend value · Realmo final
$15.55M
Range $14.00M – $17.11M · ±10% · vs last sale $15.25M (Sep 16 2021)
Last sale anchor
$15.25M
Sep 16 2021
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
$168 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$185,535
Tax year 2024
Assessed value
$14,940,144
Assessed 2024
Previous assessed
$14,940,144
+0.0% YoY
Effective rate
1.24%
On assessed value
Assessed land
$2,444,940
Assessed improvement
$12,495,204
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
Distribution centers
Use group
DISTRIBUTION WAREHOUSE
Status
Off-Market
Year built
1985
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
2
Units
1
Total area
92,471 SF
Lot
4.5 ac (196,000 SF)
APN
0279-321-43-0000
UPID
US10-1038714
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
WAREHOUSE, STORAGE Current
Est. value
$17.0M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$24.9M
AUTO REPAIR, GARAGE
Est. value
$18.6M
APARTMENT HOUSE (5+ UNITS)
Est. value
$18.5M
WAREHOUSE, STORAGE Current
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
APARTMENT HOUSE (5+ UNITS)
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
1985
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
2
Units
1
Lot
4.5 ac
Current owner
From public records · entity-resolved
Centerpoint Proeprties Trust
Trust
Mailing address
1808 SWIFT DR, OAK BROOK, IL 60523-1573
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2021
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
21 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 16, 2021
$15,250,000
Centerpoint Proeprties Trust
National Solutions LLC
Grant Deed
—
Sep 16, 2021
—
11600 Washinton Place Equities LLC
Biga Venica LLC
Grant Deed
—
Jan 11, 2018
—
Biga Venice LLC
Biga Tennis Court LLC
Grant Deed
—
Aug 2, 2017
—
National Solutions LLC
Savvy Intellect LLC
Quit Claim Deed
related
—
Jul 31, 2017
$8,650,000
Rpm Investment
Savvy Intellect LLC
Grant Deed
$2,700,000 · Keystone Real Estate Lending Fund L
Jul 31, 2017
—
Savvy Intellect LLC
Spencer Family Trust
Quit Claim Deed
related
—
Jan 13, 2012
—
Spencer Family Trust
—
Deed Of Trust
related
$16,197,970 · Bank Of The West
Aug 31, 2011
—
Spencer Family Trust
—
Deed Of Trust
related
$15,197,970 · Bank Of The West
Aug 4, 2010
—
Spencer Family Trust
—
Deed Of Trust
related
$11,463,203 · Bank Of The West
Jul 22, 2010
—
Spencer Family Trust
—
Deed Of Trust
related
$8,776,557 · Bank Of The West
Aug 7, 2009
—
Spencer Family Trust
—
Deed Of Trust
related
$11,664,441 · Bank Of The West
Dec 22, 2006
—
Spencer Family Trust
—
Deed Of Trust
related
$3,895,969 · Bank Of The West
Jan 5, 2006
—
John C Spencer
John C Spencer
Intrafamily Transfer
related
$1,200,000 · Bank Of The West
—
—
Spencer Family Trust
—
Deed Of Trust
related
$3,199,959 · Bank Of The West
—
—
Spencer Family Trust
—
Deed Of Trust
related
$21,644,000 · Bank Of The West
—
—
Spencer Family Trust
—
Loan Modification
related
$30,214,000 · Bank Of The West
—
—
Spencer Family Trust
—
Deed Of Trust
related
$496,000 · Pacific West Certified Dev Cor
—
—
Spencer Family Trust
—
Deed Of Trust
related
$25,214,000 · Bank Of The West
—
—
Spencer Family Trust
—
Deed Of Trust
related
$480,000 · Bank Of The West
—
—
Spencer Trust
—
Deed Of Trust
related
$1,200,000 · Community Bank NA
—
—
Spencer Trust
—
Deed Of Trust
related
$1,475,000 · Wells Fargo Bank
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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