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Duplex (2 Units, Any Combination)Residential
Last sold for $489,000 on Aug 5, 2016

2531 FORMAN ST

UPLAND, CA 91784
4
Beds
2
Baths
1,500 ft²
Living AreaTotal finished area of the structures, from county records. Some counties include shared space like hallways or a building gym, so it may not match a listing.
0.17 ac
Lot SizeThe size of the land the home sits on, from county records.
1959
Year BuiltThe year the home was originally built, according to county records.
1
StoriesHow many floors the home has above ground.
8
RoomsThe total room count in county records. Counties differ on which rooms they count, so compare it loosely.
1
ParkingThe number of parking spaces on the property, including the garage.

Valuation

Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$489,000 · Aug 5, 2016

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$6,307 (2025)
Assessed ValueThe value the county assigns to this home to calculate property tax. It is often lower than what the home would sell for.$578,880 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$177,571
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$401,309

Climate Risk

Projected Flood DepthHow deep a serious flood is expected to get here at some point in the next 30 years. Shown in inches.16 in
30-Year Flood ChanceThe chance of at least one serious flood here in the next 30 years, not in any single year.6%
FEMA Flood ZoneFEMA's flood zone for this address. Zones starting with A or V are high risk, and lenders usually require flood insurance there.minimal

Scores 0–100; higher = greater projected risk.

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Duplex (2 Units, Any Combination)
StyleThe architectural style of the home, such as ranch or colonial.Conventional
CountySAN BERNARDINO
Effective Year BuiltAn adjusted build year that accounts for condition and major remodels. A big renovation can make a home count as newer than it is.1960
Lot (acres)The size of the land the home sits on, from county records.0.17
ConstructionThe main material the home's frame and walls are built from.Frame (Unspecified)
RoofThe main material covering the roof, such as asphalt shingle or tile.Builtup (layered Asphalt)
HeatingThe type of heating system in the home.Floor/Wall Furnace
CoolingThe type of cooling or air conditioning in the home.None
GarageWhether the property has a garage, and details like whether it is attached to the home.Garage, Attached
PoolWhether the property has a pool, and what kind, such as in-ground.No

Transaction History(4)

Sales and refinances filed with the county for this home. Not every transfer is a normal sale, so check the type before comparing prices.

Assigned SchoolsThe public schools this address is zoned for. Boundaries change, so confirm with the district before you count on it.

E
Valencia Elementary SchoolA
Elementary · Grades KG–6 · 1.2 mi
M
Pioneer Junior High SchoolA-
Middle · Grades 7–8 · 2.1 mi
H
Upland High SchoolB
High · Grades 9–12 · 3.6 mi

District: Upland Unified School District

Neighborhood · ZIP 91784These are comparison scores, not percentages. 100 equals the national average, so 150 means about 50% above average.

CrimeLocal crime compared with the rest of the country, where 100 is average. It reflects things like population density, income, and how crime gets reported.39
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.102
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.673

Index scale: 100 = US average (tick). Lower is better.

Homes occupiedThe share of homes here that someone lives in. The rest sit empty, including vacation and for-sale homes.98%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.28%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.5.0%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.6%
PopulationHow many people live in this area.27,659
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.2,020 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$140,651
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$165,258
Average tempThe average temperature here across a full year.59°F
Annual precipHow much rain and melted snow falls here in a typical year.29 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.68%

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Data by ATTOM. Valuations are automated estimates, not appraisals. Photos from Google Street View and may not depict the current property state.

How this home compares

2531 Forman St measured against every home in its neighborhood, its ZIP code and its county, using county assessor records refreshed nightly. A home can stand out in one of those areas and look ordinary in another, because each one holds a different mix of homes.

  • Smaller than 93% of homes in Upland 91784
  • Has a smaller lot than 97% of homes in San Antonio Heights
  • Older than 95% of homes in Upland 91784

How it measures up in Upland 91784

The dot is this home. The mark in the middle is the typical home in Upland 91784.

Living area1,500 ft²
SmallerTypical 2,292 ft²Bigger

Bigger than 7% of homes nearby

Lot size0.17 ac
SmallerTypical 0.23 acBigger

Bigger than 28% of homes nearby

Year built1959
OlderTypical 1983Newer

Newer than 5% of homes nearby

How 2531 Forman St ranks against every home in each area.
MeasureThis homeSan Antonio HeightsUpland 91784San Bernardino County
Living areabigger than1,500 ft²10% of homes7% of homes44% of homes
Lot sizebigger than0.17 ac3% of homes28% of homes41% of homes
Year builtnewer than195927% of homes5% of homes21% of homes

About 2531 Forman St

When did 2531 Forman St, Upland, CA last sell?

2531 Forman St, Upland, CA last sold on Aug 5, 2016 for $489,000, according to the county's recorded deed.

How big is 2531 Forman St, Upland, CA?

2531 Forman St, Upland, CA has 4 bedrooms, 2 bathrooms, 1,500 square feet of living space and a 0.17-acre lot.

When was 2531 Forman St, Upland, CA built?

2531 Forman St, Upland, CA was built in 1959, making it 67 years old. It is a conventional home. The building has 1 story.

What schools serve 2531 Forman St, Upland, CA?

2531 Forman St, Upland, CA is assigned to Valencia Elementary School (elementary), rated A; Pioneer Junior High School (middle), rated A-; Upland High School (high), rated B. All sit in Upland Unified School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 2531 Forman St, Upland, CA compare to other homes in Upland 91784?

Among the 9,606 homes in Upland 91784, it is bigger than 7% of them (1,500 ft² against a typical 2,292 ft²), its lot is bigger than 28% of them (0.17 ac against a typical 0.23 ac) and it is newer than 5% of them (1959 against a typical 1983). These shares are recounted nightly from the full county assessor record for each area, not from active listings.

What are the property taxes on 2531 Forman St, Upland, CA?

The 2025 property tax bill for 2531 Forman St, Upland, CA was $6,307. The county assessed it at $578,880.

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Assigned schools

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