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    Treed Lot Backing National Forest Title is generated by Realmo AI

    40904 Spruce, Forest Falls, CA 92339

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    Land/Lot - Forest Falls, CA

    Lot size:
    5,794.00 Acres
    Added:
    Jan 18, 2026
    Days on Market:
    139
    Last Refresh:
    Jun 6 at 8:06 pm

    Property Features for 40904 Spruce

    General Information

    Property type
    Land
    Property subtype
    Other
    Zoning
    RS
    Exterior features
    Community Features Included: Biking, Blm/National Forest, Mountainous
    Standard status
    Active
    APN
    0323344290000
    Lot size
    5,794.00 Acres

    Building Details

    Architectural style
    Other

    We can help!

    Listing Contact
    DEBORAH WELCH

    Listing agent DEBORAH WELCH License #01326809

    Listing office GILLMORE REAL ESTATE 40978 VALLEY OF THE FALLS DR., Forest Falls, CA

    Listing date Jan 18, 2026

    MLS# IG26012496 Listing URL

    Copyright © 2026 California Regional Multiple Listing Service, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Backs up to National Forest for ultimate privacy and nature access.
    • Treed lot offering shade and natural beauty.
    • Gentle downslope lot ideal for building.
    • Suitable for basement garage, maximizing space.
    • Enjoy Mountainous surroundings.
    • Community biking trails for outdoor enthusiasts.

    Overview

    This residential lot, located in Forest Falls, California, measures approximately 0.133 acres. The property is zoned RS. The lot features a gentle downslope and backs up to the National Forest. According to the listing, this lot is suitable for building a home with a basement garage.
    Property Profile Location Intelligence

    Current Use by Public Records

    Residential land & home ...

    Suggested Use

    Restaurant Real Estate Agency Hair Salon Department Store Accounting Firm Grocery & Convenience Store Grocery & Convenience Store Travel Agency Bed & Breakfast Restaurant

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Forest Falls
    County
    San Bernardino
    State
    California
    Longitude
    -116.9121142
    Latitude
    34.0841866

    Nearby Similar for Sale

    • $103,000

      Secluded Forest Falls Treed Parcel

      A private, shovel-ready treed parcel with panoramic views.
      41385 Alder Drive, Forest Falls, CA 92339
      View Details
    • $27,000

      Forested Lot in Forest Falls

      Secluded 0.14-acre lot with potential for custom home.
      0 Fir, Forest Falls, CA 92339
      View Details

    FAQs

    What type of property is this?
    Residential land & home lot - Residential lot in Forest Falls backing up to National Forest.
    Where is this residential land & home lot located?
    The property is located at 40904 Spruce Forest Falls, CA.
    What is the asking price?
    The asking price for this property is Off market.
    What are key features of this property?
    This property features: Backs up to National Forest for ultimate privacy and nature access.; Treed lot offering shade and natural beauty.; Gentle downslope lot ideal for building.
    (909) 794-2518
    We can help!
    Listing Contact
    DEBORAH WELCH
    Real Estate License ID: 01326809
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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