Two-Unit Residential
New
For Sale
$899,000
9257 Palmetto, Fontana, CA 92335
A remodeled main residence is paired with a newly completed accessory dwelling unit.
Property Size3,474 SF
Price / SF$258.78
Days on Market3
Property Features for 9257 Palmetto
General Information
Standard status
Active
Size
3,474 SF
Property subtype
Multi-Family
Units
Unit Mix
1 x 4BR/3BA, 1 x 1BR/1BA
Multifamily Units
2
Building Details
Year Built
1958
Buildings
2
Listing Agency:
Coldwell Banker Platinum Prop
Listed By:
Anhdy Tuan-Nguyen · License #01413812
Source:
Robertandchristy
Added: Sep 29
Changed: Oct 1
Last Checked: Oct 1 at 12:24PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Coldwell Banker Platinum Prop
Investment Insights
Based on property information with market context.
This two-unit residential property pairs a 2,992-square-foot main house with an 825-square-foot accessory dwelling unit. The main house was remodeled in 2025 and includes four bedrooms, a den or office, a bonus room, and three bathrooms. A new 5-ton HVAC system and ductwork were also installed. Completed in 2025, the ADU has one bedroom and one bathroom.
The property is at 9257 Palmetto in Fontana, California. The main house dates to 1958.
The property is at 9257 Palmetto in Fontana, California. The main house dates to 1958.
Key Highlights
- 2,992‑square‑foot main house remodeled in 2025
- Main house has 4 bedrooms, a den/office, a bonus room, and 3 bathrooms
- New 5‑ton HVAC system and ductwork in the main house
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
$51,168
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
5.69%
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%
$1,023,360
$1.0M
Cap Rate 7%
$730,971
$731.0K
Cap Rate 9%
$568,533
$568.5K
Market Conditions
NOI Build-Up for 3,474 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
$77.1K $22.20/SF
− Vacancy
−$4.0K −$1.16/SF
EGI
$73.1K $21.04/SF
− OpEx
−$21.9K −$6.31/SF
NOI
$51.2K $14.73/SF
Area
Fontana, CA
Vacancy
5.22%
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%
$1,023,360
Cap Rate 7%
$730,971
Cap Rate 9%
$568,533
Alternative Uses
Best Use
Multifamily LT 5
$731.0K
$639.6K – $852.8K
NOI $51,168 @ 7.0% cap · market cap 5.69%
Second Best
Apartment 5plus
$671.7K
$587.7K – $783.6K
NOI $47,018 @ 7.0% cap · market cap 5.23%
Theoretical Best
Office A
$1.01M
$884.5K – $1.18M
NOI $70,761 @ 7.0% cap · market cap 7.87%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
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Open Analytics
Current Use
Lease Details
2
Residential units
Location Intelligence
Trade Area within ½ mile
760
Businesses Nearby
Explore this area
Business Placement
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
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Cap Rate, Value Estimation, Potential NOI and more
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Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Duplex - A remodeled main residence is paired with a newly completed accessory dwelling unit.
Where is this duplex located?
The property is located at 9257 Palmetto Fontana, CA.
What is the asking price?
The asking price for this property is $899,000.
What are key features of this property?
This property features: 2,992‑square‑foot main house remodeled in 2025; Main house has 4 bedrooms, a den/office, a bonus room, and 3 bathrooms; New 5‑ton HVAC system and ductwork in the main house
