Two-Unit Storefront Retail
For Sale
$1,450,000
8659 Sierra Ave, Fontana, CA 92335
Commercial Sale, Fontana, CA
Property Size4,500 SF
Lot Size0.14 Acres
Price / SF$322.22
Days on Market163
Property Features for 8659 Sierra Ave
General Information
Property type
Residential
Property subtype
Retail
Zoning
FBC
Directions
I-10 Freeway Exit Sierra Ave North; property is on the Right hand side of street before Foothill Blvd.
Subdivision
264 - Fontana
Standard status
Active
APN
0192151310000
Lot size
0.14 Acres
Utilities
Cooling system
Central Air
Amenities
large showcase windows
central heat & a/c
modern tile floors
wood laminate floors
office
storage room
restroom
kitchenette
rear access doors
Building Details
Year built
1946
Listing Agency:
KELLER WILLIAMS REALTY
(909) 793-2100
Listed By:
Teri Alvarez · License #01498790
(909) 330-8123
Added: Mar 20
Changed: Aug 24
Last Checked: Aug 29 at 3:06PM
MLS# IG26061779
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.
Investment Insights
Based on property information with market context.
This two-unit storefront property contains 4,500 square feet across distinct retail suites. The 1,500-square-foot space includes an open sales area, showcase windows, central heat and air conditioning, tile flooring, an office, storage, restroom, kitchenette area, and front and rear entrances. The 3,000-square-foot suite provides a broad open layout, natural-lighted display windows, central heat and air conditioning, laminate flooring, an office, two restrooms, and front and rear access. Each unit has its own gas, water, and electric meter.
The property sits on a 6,000-square-foot, 0.14-acre lot with public street-front parking and access to a large city parking lot behind the building. Each storefront also has a dedicated parking space near its rear entrance. The site is on Sierra Avenue in Downtown Fontana, within walking distance of Stage Red Live Music Venue and near Fontana City Hall and the Metro-Link Station. The property is zoned FBC and is currently occupied by two month-to-month tenants.
The property sits on a 6,000-square-foot, 0.14-acre lot with public street-front parking and access to a large city parking lot behind the building. Each storefront also has a dedicated parking space near its rear entrance. The site is on Sierra Avenue in Downtown Fontana, within walking distance of Stage Red Live Music Venue and near Fontana City Hall and the Metro-Link Station. The property is zoned FBC and is currently occupied by two month-to-month tenants.
Key Highlights
- 4,500sf in‑line retail building configured as two storefront units
- Two units measure 1500sf and 3000sf, respectively
- 60' frontage on Sierra Avenue in Downtown Fontana
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$66,986
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.62%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,339,720
$1.3M
Cap Rate 7%
$956,943
$956.9K
Cap Rate 9%
$744,289
$744.3K
Market Conditions
NOI Build-Up for 4,500 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$99.9K $22.20/SF
− Vacancy
−$4.2K −$0.93/SF
EGI
$95.7K $21.27/SF
− OpEx
−$28.7K −$6.38/SF
NOI
$67.0K $14.89/SF
Area
Fontana, CA
Vacancy
4.21%
Lease Rate
$22.20 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$1,339,720
Cap Rate 7%
$956,943
Cap Rate 9%
$744,289
Alternative Uses
Best Use
Retail
$956.9K
$837.3K – $1.12M
NOI $66,986 @ 7.0% cap · market cap 4.62%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.31M
$1.15M – $1.53M
NOI $91,660 @ 7.0% cap · market cap 6.32%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
Multi-tenant
Tenancy
Yes
Utilities to site
Location Intelligence
Trade Area within ½ mile
1,111
Businesses Nearby
112k
Monthly Visits Nearby
Under-served
Demand for This Use
Explore this area
Business Placement
Foot Traffic Nearby
Shops & Services 72%
Dining 13%
Home Improvements & Furnishings 11%
Apparel 3%
Carl's Jr.
Dining
13,355 visits/mo
0.3 miles
76
Shops & Services
12,520 visits/mo
0.3 miles
Harbor Freight Tools
Home Improvements & Furnishings
12,437 visits/mo
0.4 miles
Shell
Shops & Services
11,846 visits/mo
0.3 miles
Family Dollar
Shops & Services
10,319 visits/mo
0.4 miles
Demographics for 92335, CA
96,605
Population
25,861
Households
3.7
Avg Household Size
31
Median Age
10%
College-Educated
67%
High-School Grad
17.5 sq mi
ZIP Area
5,520
Density / Sq Mi
$75,198
Median Household Income
$35,912
Median Earnings
$1,636
Median Rent
$433,600
Median Home Value
Market
Vacancy Rate% for Retail in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Storefront property - Two occupied storefront suites offer separate utilities, rear access, and central HVAC in a downtown commercial setting.
Where is this storefront property located?
The property is located at 8659 Sierra Ave Fontana, CA.
What is the asking price?
The asking price for this property is $1,450,000.
What are key features of this property?
This property features: 4,500sf in‑line retail building configured as two storefront units; Two units measure 1500sf and 3000sf, respectively; 60' frontage on Sierra Avenue in Downtown Fontana
