B of A/ Strong Deposits/Hard Corner/1.96 Acre 1211 W Foothill Blvd

Faris Lee Investments proudly presents a high-performing investment opportunity secured by a single-tenant NNN ground lease with Bank of America, located at the prominent intersection of Foothill Boulevard and North Mountain Avenue in Upland, CA. This Bank of America branch has demonstrated exceptional performance, with confirmed branch deposits exceeding $322 million as of October 2024, reflecting the location’s vitality and long-term viability. Situated at a high-traffic, hard-corner location with over 88,000 vehicles per day, this asset benefits from excellent visibility and accessibility in a thriving area known as the gateway to the Inland Empire.
Bank of America, a Fortune 500 company and an investment-grade credit tenant with an A+ S&P rating, offers stability and appeal for investors. As the second-largest financial institution in the U.S. by market capitalization, Bank of America serves over 69 million customers worldwide, operating 3,900 retail centers and more than 15,000 ATMs. This long-standing tenant has been operating at this branch since 1970, underscoring its commitment to the location and ensuring dependable returns for investors. The absolute NNN ground lease structure further simplifies the investment, as Bank of America covers all property expenses, including roof and structure, parking lot, CAM, property taxes, and insurance, making this a low-maintenance/management asset, with zero landlord responsibilities.
The lease includes substantial potential for rental growth, with built-in rental increases tied to Fair Market Value (FMV) adjustments. Historically, the rent has increased significantly, with a 39.87% growth from 2014 - 2019 and a further 37.53% increase from 2019 to 2024 as Bank of America exercised its first option. With one remaining option period, investors stand to benefit from continued rent growth tied to FMV, ensuring future income increases that serve as a hedge against inflation and support long-term appreciation.
Set on a large 1.96-acre parcel, this property offers both immediate returns and long-term development potential. Upland’s strategic location on the western edge of San Bernardino County, adjacent to Los Angeles County, combines historic charm with accessibility via major freeways (I-10, I-15, and I-210), enhancing the area’s commercial appeal. The property serves a high-density population of over 156,000 within a 3-mile radius, with average household incomes above $113,400, highlighting the area’s economic strength and demand for financial services.
With over a century of history and industry leadership, Bank of America remains a cornerstone of American banking, renowned for its innovation and service reach. This high-performing, long-term ground-leased asset in a high densely populated, affluent area offers investors stable returns, income growth potential, large land parcel for potential future upside, and the security of a globally recognized tenant in a highly desirable Inland Empire location.