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Property profile & analytics
OFF-MARKET
Estimated value
$13,265,000
Apartment buildings
631 Church St Redlands, CA 92374-3557
Entity Owned
4-yr Hold
Property ID
US10-1544108
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1980
Construction
WOOD FRAME
Total area
39,424 SF
Lot
3.07 ac (133,729 SF)
APN
0169-192-13-0000
UPID
US10-1544108
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
-
Soto Farm & Animal Sanctuary Charitable Organization Social Service Agency
-
Pebblebrook Apartments Apartment Building Real Estate Agency
-
Hoons Maintenance Co Painting Service General Contractor
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$12.70M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$13.86M
Blend (final)
Blend
$13.27M
Owner & transaction history
Pebblebrook Crystal LLC · 4 yrs held
Pebblebrook Crystal LLC
since 2021
Last sale
$13.3M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$18.5M
+120.5%
Office building
$17.1M
+104.0%
Commercial (general)
$12.6M
+49.4%
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
$17,750,000
ML approach
$12,700,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$8,405,000
Current use
RESTAURANT
$18,530,000
Change: +121% · Conversion: Difficult
OFFICE BUILDING
$17,140,000
Change: +104% · Conversion: Moderate
COMMERCIAL (GENERAL)
$12,550,000
Change: +49% · Conversion: Moderate
AUTO REPAIR, GARAGE
$12,005,000
Change: +43% · Conversion: Difficult
MEDICAL BUILDING
$11,405,000
Change: +36% · Conversion: Moderate
NEIGHBORHOOD: SHOPPING CENTER
$10,615,000
Change: +26% · Conversion: Difficult
WAREHOUSE, STORAGE
$10,050,000
Change: +20% · Conversion: Difficult
Blend value · Realmo final
$13.27M
Range $11.94M – $14.59M · ±10% · vs last sale $13.25M (Dec 16 2021)
Last sale anchor
$13.25M
Dec 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
$336 / 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
$163,300
Tax year 2023
Assessed value
$13,785,300
Assessed 2024
Previous assessed
$13,515,000
+2.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$4,161,600
Assessed improvement
$9,623,700
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
1980
Construction
WOOD FRAME
Heating
NONE
Units
52
Rooms
9
Bathrooms
1
Total area
39,424 SF
Lot
3.07 ac (133,729 SF)
APN
0169-192-13-0000
UPID
US10-1544108
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
$8.4M
RESTAURANT
Est. value
$18.5M
OFFICE BUILDING
Est. value
$17.1M
COMMERCIAL (GENERAL)
Est. value
$12.6M
AUTO REPAIR, GARAGE
Est. value
$12.0M
MEDICAL BUILDING
Est. value
$11.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$10.6M
WAREHOUSE, STORAGE
Est. value
$10.1M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
OFFICE BUILDING
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
1980
Construction
WOOD FRAME
Heating
NONE
Units
52
Rooms
9
Bathrooms
1
Lot
3.07 ac
Current owner
From public records · entity-resolved
Pebblebrook Crystal LLC
Entity
Mailing address
9454 WILSHIRE BLVD STE #700, BEVERLY HILLS, CA 90212-2904
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
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 16, 2021
$13,250,000
Pebblebrook Crystal LLC
Skyball Properties LLC
Grant Deed
$12,030,000 · Arbor Realty SR INC
Aug 8, 2002
$3,275,000
Skyball Properties LLC
Richardson,larry
Grant Deed
$2,350,000 · California Federal Bank
Sep 16, 1996
$285,000
Larry Richardson
Bu8rns,l H
Grant Deed
related
—
Jan 5, 1996
—
L H Burns
Kramar,laza Etux
Grant Deed
related
—
Jul 21, 1992
$1,009,090
Laza Kramer
Beiter,kenneth R
Grant Deed
—
Aug 1, 1991
$300,000
Kenneth Beiter
Davidson,james
Grant Deed
related
$120,000 · Individual
Aug 8, 1990
$17,500
Kenneth R Beiter
Halliwell Janet
Grant Deed
related
$1,800,000 · Home Savings Of America
May 11, 1990
$547,727
Heiter Kenneth R
F M B INC
Trustees Deed
$186,385 · Seller
May 11, 1990
—
F M B INC
Edison Employee
Trustees Deed
related
—
—
—
Skyball Properties LLC
—
Deed Of Trust
related
$1,800,000 · Fremont Bank
—
—
Skyball Properties
—
Deed Of Trust
related
$175,000 · Schlatter Family LP
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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