Quadplex with
For Sale
$799,900
Pending
17352 Valencia, Fontana, CA 92335
Fontana, CA
Property Size3,072 SF
Lot Size0.38 Acres
Days on Market43
Property Features for 17352 Valencia
General Information
Property type
Residential Multi Family
Property subtype
Quadruplex
Bedrooms
8
Bathrooms
4
Full bathrooms
4
Rooms
Kitchen, Bathroom 1, Bedroom 3, Bedroom 5, Bedroom 4, Bedroom 2, Bathroom 4, Bathroom 3, Bedroom 8, Bedroom 6, Laundry Room, Bathroom 2, Bedroom 7, Bedroom 1
Parking
6
Lot features
2-5 Units/ Acre
Directions
South of Foothill & East of Sierra
Subdivision
264 - Fontana
Standard status
Pending
APN
0192221450000
Lot size
0.38 Acres
Utilities
Sewer type
Public Sewer
Building Details
Year built
1980
Floors in Building
1
Number of units
4
Listing Agency:
ELEVATE REAL ESTATE AGENCY
(951) 280-9832
Listed By:
RYAN MCKEE · License #01843253
(951) 394-3554
Added: Jul 20
Changed: Aug 28
Last Checked: Aug 31 at 11:06AM
MLS# IV26157686
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 Fontana quadplex contains four residential units totaling 3,072 living square feet on a 16,592-square-foot lot. Each unit is configured with two bedrooms and one bathroom. Garage capacity varies across the property: two units include two-car garages, while the remaining two have one-car garages. The building was constructed in 1980 and is served by public sewer.
The property is located near schools, parks, shopping, and dining options, with access to the 10 freeway. Its four-unit configuration and consistent unit layouts create a clearly defined multifamily asset with on-site parking accommodations.
The property is located near schools, parks, shopping, and dining options, with access to the 10 freeway. Its four-unit configuration and consistent unit layouts create a clearly defined multifamily asset with on-site parking accommodations.
Key Highlights
- Four‑unit multifamily property with 3,072 living square feet
- Each unit includes 2 bedrooms and 1 bathroom
- 16,592‑square‑foot lot, equivalent to 0.3809 acres
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
$45,247
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
5.66%
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%
$904,940
$904.9K
Cap Rate 7%
$646,386
$646.4K
Cap Rate 9%
$502,744
$502.7K
Market Conditions
NOI Build-Up for 3,072 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
$68.2K $22.20/SF
− Vacancy
−$3.6K −$1.16/SF
EGI
$64.6K $21.04/SF
− OpEx
−$19.4K −$6.31/SF
NOI
$45.2K $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%
$904,940
Cap Rate 7%
$646,386
Cap Rate 9%
$502,744
Alternative Uses
Best Use
Multifamily LT 5
$646.4K
$565.6K – $754.1K
NOI $45,247 @ 7.0% cap · market cap 5.66%
Second Best
Apartment 5plus
$594.0K
$519.7K – $693.0K
NOI $41,577 @ 7.0% cap · market cap 5.20%
Theoretical Best
Office A
$893.9K
$782.2K – $1.04M
NOI $62,573 @ 7.0% cap · market cap 7.82%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Lease Details
4
Residential units
Yes
Highway access
Location Intelligence
Trade Area within ½ mile
1,255
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
Market
Vacancy Rate% for Multifamily in West region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Quadplex - Each residence offers a two-bedroom, one-bathroom layout with public sewer service and dedicated garage parking.
Where is this quadplex located?
The property is located at 17352 Valencia Fontana, CA.
What is the asking price?
The asking price for this property is $799,900.
What are key features of this property?
This property features: Four‑unit multifamily property with 3,072 living square feet; Each unit includes 2 bedrooms and 1 bathroom; 16,592‑square‑foot lot, equivalent to 0.3809 acres
