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Property profile & analytics
OFF-MARKET
Estimated value
$5,465,000
Apartment buildings
9055 Foothill Blvd Rancho Cucamonga, CA 91730-3495
Individually Owned
20-yr Hold
Property ID
US10-1550949
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1984
Construction
WOOD
Total area
30,644 SF
Lot
8.95 ac (389,862 SF)
APN
0208-192-10-0000
UPID
US10-1550949
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
-
PepperWood Apartments Apartment Building
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$7.04M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$5.47M
Owner & transaction history
Linc Pepperwood Housing Investors L · 20 yrs held
Linc Pepperwood Housing Investors L
since 2006
3 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$8.9M
+35.7%
Warehouse, storage
$8.7M
+32.5%
Industrial (general)
$8.3M
+26.6%
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 Rancho Cucamonga submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Rancho Cucamonga 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%
$7,620,000
6.5%
$7,035,000
7%
$6,530,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$6,530,000
Current use
MEDICAL BUILDING
$8,865,000
Change: +36% · Conversion: Moderate
WAREHOUSE, STORAGE
$8,655,000
Change: +33% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$8,265,000
Change: +27% · Conversion: Difficult
Blend value · Realmo final
$5.47M
Range $4.92M – $6.01M · ±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
$178 / 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
$240,890
Tax year 2023
Assessed value
$44,213,158
Assessed 2024
Previous assessed
$43,346,233
+2.0% YoY
Effective rate
0.54%
On assessed value
Assessed land
$15,668,876
Assessed improvement
$28,544,282
Applied tax rate
15.0000
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
1984
Construction
WOOD
Heating
NONE
Buildings
7
Units
40
Total area
30,644 SF
Lot
8.95 ac (389,862 SF)
APN
0208-192-10-0000
UPID
US10-1550949
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
$6.5M
MEDICAL BUILDING
Est. value
$8.9M
WAREHOUSE, STORAGE
Est. value
$8.7M
INDUSTRIAL (GENERAL)
Est. value
$8.3M
APARTMENT HOUSE (5+ UNITS) Current
MEDICAL BUILDING
WAREHOUSE, STORAGE
INDUSTRIAL (GENERAL)
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
1984
Construction
WOOD
Heating
NONE
Buildings
7
Units
40
Lot
8.95 ac
Current owner
From public records · entity-resolved
Linc Pepperwood Housing Investors L
Individual
Mailing address
555 E OCEAN BLVDSUITE900, LONG BEACH, CA 90802-5003
Ownership since
2006
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
3 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 21, 2023
—
Linc Pepperwood Housing Investors L
—
Deed
related
$10,000,000 · Cbre Multifamily Capital INC
May 1, 2006
—
Linc Pepperwood Housing Investors L
Blt Partnership #1
Grant Deed
$20,350,000 · Rancho Cucamonga Redevelopment Agency
Aug 24, 1993
—
Ptshp 1 Blt
Blt Ptshp #1
Quit Claim Deed
related
$7,000,000 · Redlands Federal 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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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