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Property profile & analytics
OFF-MARKET
Estimated value
$2,655,000
Strip malls
822 Waterman Ave San Bernardino, CA 92410-4437
Entity Owned
9-yr Hold
Free & Clear
Property ID
US10-1556646
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1965
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
13,615 SF
Lot
0.65 ac (28,387 SF)
APN
0140-241-40-0000
UPID
US10-1556646
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
-
Bernardino Erectile Dysfunction Doctor Medical Group
-
Hiep Thanh Super Market Specialty Food Shop Supermarket
-
MVP Car Title Loans Loan Service
-
Hiep Thanh Sandwiches & Boba Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.38M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.66M
Owner & transaction history
Ht Holdings LLC · 9 yrs held
Ht Holdings LLC
since 2016
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Commercial (general)
$4.1M
+11.2%
Medical building
$3.9M
+7.5%
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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$3,655,000
6.5%
$3,375,000
7%
$3,135,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$3,665,000
Current use
COMMERCIAL (GENERAL)
$4,075,000
Change: +11% · Conversion: Easy
MEDICAL BUILDING
$3,940,000
Change: +7% · Conversion: Difficult
Blend value · Realmo final
$2.66M
Range $2.39M – $2.92M · ±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
$195 / 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
$20,142
Tax year 2023
Assessed value
$1,649,852
Assessed 2024
Previous assessed
$1,617,502
+2.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$483,577
Assessed improvement
$1,166,275
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
1965
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Units
6
Rooms
6
Bathrooms
1
Total area
13,615 SF
Lot
0.65 ac (28,387 SF)
APN
0140-241-40-0000
UPID
US10-1556646
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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$3.7M
COMMERCIAL (GENERAL)
Est. value
$4.1M
MEDICAL BUILDING
Est. value
$3.9M
NEIGHBORHOOD: SHOPPING CENTER Current
COMMERCIAL (GENERAL)
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
1965
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Units
6
Rooms
6
Bathrooms
1
Lot
0.65 ac
Current owner
From public records · entity-resolved
Ht Holdings LLC
Entity
Free & Clear · 9 yrs held
Mailing address
7810 BOLTON AVE, RIVERSIDE, CA 92503-3123
Ownership since
2016
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 2, 2016
—
Ht Holdings LLC
Van Hiep Trust
Grant Deed
—
Jun 5, 2003
—
Van Trust
Van,hiep
Quit Claim Deed
related
—
Nov 21, 2002
—
Accommodator Services INC
Lansing Industries INC
Grant Deed
related
—
Jul 19, 2002
$309,000
Hiep Van
Degroot Trust
Grant Deed
$225,000 · Degroot Trust
—
—
Thedford Degroot
—
Deed Of Trust
related
$150,000 · 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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