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Property profile & analytics
OFF-MARKET
Estimated value
$620,000
Retail space
856 Mt Vernon Ave San Bernardino, CA 92411-2753
Individually Owned
3-yr Hold
~
Est. High Equity
Property ID
US10-1501522
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1982
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
2,320 SF
Lot
0.29 ac (12,510 SF)
APN
0139-231-60-0000
UPID
US10-1501522
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
-
Las Cuatro Milpas Restaurant
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$680k
CAP Approach
CAP
$485k
Comparable Approach
Comparable
$581k
Blend (final)
Blend
$620k
Owner & transaction history
Victor M Pedroza · 3 yrs held
Victor M Pedroza
since 2023
Last sale
$605,000
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$1.0M
+173.2%
Commercial (general)
$790,000
+114.6%
Medical building
$670,000
+81.8%
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
$695,000
ML approach
$680,000
CAP Approach
CAP Return
Estimation
6%
$525,000
6.5%
$485,000
7%
$450,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$1,010,000
Change: +173% · Conversion: Easy
COMMERCIAL (GENERAL)
$790,000
Change: +115% · Conversion: Easy
MEDICAL BUILDING
$670,000
Change: +82% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$625,000
Change: +69% · Conversion: Moderate
AUTO REPAIR, GARAGE
$465,000
Change: +26% · Conversion: Difficult
WAREHOUSE, STORAGE
$425,000
Change: +16% · Conversion: Difficult
Blend value · Realmo final
$620k
Range $558k – $682k · ±10% · vs last sale $605k (Jan 30 2023)
Last sale anchor
$605k
Jan 30 2023
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
$267 / 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
$3,312
Tax year 2023
Assessed value
$566,100
Assessed 2024
Previous assessed
$253,661
+123.2% YoY
Effective rate
0.59%
On assessed value
Assessed land
$66,300
Assessed improvement
$499,800
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
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1982
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Units
1
Total area
2,320 SF
Lot
0.29 ac (12,510 SF)
APN
0139-231-60-0000
UPID
US10-1501522
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
OFFICE BUILDING
Est. value
$1.0M
COMMERCIAL (GENERAL)
Est. value
$790,000
MEDICAL BUILDING
Est. value
$670,000
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$625,000
AUTO REPAIR, GARAGE
Est. value
$465,000
WAREHOUSE, STORAGE
Est. value
$425,000
OFFICE BUILDING
COMMERCIAL (GENERAL)
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
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
1982
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Units
1
Lot
0.29 ac
Current owner
From public records · entity-resolved
Victor M Pedroza
Individual
Mailing address
8125 TIPPECANOE AVE, SAN BERNARDINO, CA 92410-5144
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 31, 2024
—
Victor M Pedroza
—
Deed
related
$475,881 · Norma L Munoz
Jan 30, 2023
$605,000
Victor M Pedroza
Norma L Munoz
Grant Deed
$600,000 · Norma Munoz
Dec 29, 1998
—
Norma L Munoz
—
Deed Of Trust
related
—
Aug 5, 1998
—
Celia Mata
—
Deed Of Trust
related
—
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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