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Property profile & analytics
OFF-MARKET
Estimated value
$870,000
Auto shops
850 Redlands Blvd Redlands, CA 92373-8010
Entity Owned
10-yr Hold
~
Est. High Equity
Property ID
US10-1489559
Property profile
Verified
Property type
Auto shops
Use group
AUTO REPAIR, GARAGE
Year built
1989
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
2,774 SF
Lot
0.42 ac (18,200 SF)
APN
0171-022-21-0000
UPID
US10-1489559
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
-
Valvoline Instant Oil Change Auto Repair Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$766k
Blend (final)
Blend
$870k
Owner & transaction history
Henley Pacific Sd LLC · 10 yrs held
Henley Pacific Sd LLC
since 2016
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.2M
+42.8%
Commercial (general)
$885,000
+4.6%
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$845,000
Current use
OFFICE BUILDING
$1,205,000
Change: +43% · Conversion: Difficult
COMMERCIAL (GENERAL)
$885,000
Change: +5% · Conversion: Moderate
MEDICAL BUILDING
$805,000
Change: -5% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$745,000
Change: -12% · Conversion: Difficult
WAREHOUSE, STORAGE
$705,000
Change: -16% · Conversion: Easy
Blend value · Realmo final
$870k
Range $783k – $957k · ±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
$314 / 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
$12,987
Tax year 2023
Assessed value
$1,102,556
Assessed 2024
Previous assessed
$1,080,938
+2.0% YoY
Effective rate
1.18%
On assessed value
Assessed land
$255,328
Assessed improvement
$847,228
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
Auto shops
Use group
AUTO REPAIR, GARAGE
Status
Off-Market
Year built
1989
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Units
1
Total area
2,774 SF
Lot
0.42 ac (18,200 SF)
APN
0171-022-21-0000
UPID
US10-1489559
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
AUTO REPAIR, GARAGE Current
Est. value
$845,000
OFFICE BUILDING
Est. value
$1.2M
COMMERCIAL (GENERAL)
Est. value
$885,000
MEDICAL BUILDING
Est. value
$805,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$745,000
WAREHOUSE, STORAGE
Est. value
$705,000
AUTO REPAIR, GARAGE Current
OFFICE BUILDING
COMMERCIAL (GENERAL)
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
1989
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Units
1
Lot
0.42 ac
Current owner
From public records · entity-resolved
Henley Pacific Sd LLC
Entity
Mailing address
54 JACONNET ST, NEWTON HIGHLANDS, MA 02461-1952
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 6, 2017
—
Henley Pacific Sd LLC
—
Deed
related
$92,000,000 · People's United Bk
Jan 11, 2016
$950,000
Henley Pacific Sd LLC
Peterson Trust
Grant Deed
—
Mar 11, 1999
$570,000
Ronald C Peterson
Larane Investments
Grant Deed
$470,000 · Brashers Sacramento
Aug 14, 1995
—
Invs Larane
Mackinaw,mgmt
Grant Deed
related
—
—
—
Carole Long
—
Deed Of Trust
related
$15,000 · Individual
—
—
Henley Pacific Sd LLC
—
Deed Of Trust
related
$92,000,000 · People's United Bk
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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