Four-Unit Residential Income
For Sale
$1,250,000
Pending
8722 Lomita, Rancho Cucamonga, CA 91701
Well-maintained four-unit property featuring one 3-bedroom unit and three 2-bedroom units with practical layouts.
Property Size3,598 SF
Days on Market122
Property Features for 8722 Lomita
General Information
Standard status
Pending
Size
3,598 SF
Property subtype
Investment
Additional Details
Multifamily Units
4
Building Details
Building Size
3,598 SF
Year Built
1973
Stories
2
Units
4
Listed By:
George Makri
Source:
Elliman
Added: May 10
Changed: Aug 8
Last Checked: Jul 23 at 10:12AM
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 George Makri
Investment Insights
Based on property information with market context.
This well-maintained four-unit residential income property offers a clear unit mix: one three-bedroom, two-bath unit; two two-bedroom, two-bath units; and one two-bedroom, one-bath unit. Each unit is described as having functional layouts with spacious living areas, ample natural light, and practical floor plans.
The property is located on a quiet residential street in Rancho Cucamonga, with convenient access to nearby shopping, dining, transportation corridors, and local amenities. Walk and bike scores are reported as 7 and 9, respectively, with car-dependent accessibility.
As a four-unit multifamily asset, it provides investors with multiple income-producing units within a single property. The current rents are described as below market, creating an opportunity to increase income over time through rental adjustments.
The property is located on a quiet residential street in Rancho Cucamonga, with convenient access to nearby shopping, dining, transportation corridors, and local amenities. Walk and bike scores are reported as 7 and 9, respectively, with car-dependent accessibility.
As a four-unit multifamily asset, it provides investors with multiple income-producing units within a single property. The current rents are described as below market, creating an opportunity to increase income over time through rental adjustments.
Key Highlights
- Well‑maintained four‑unit property built in 1973
- Unit mix includes one 3BR/2BA and three 2BR units with 2BA/1BA configurations
- Four units feature functional, practical layouts with spacious living areas and ample natural light
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
$53,687
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
4.29%
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%
$1,073,740
$1.1M
Cap Rate 7%
$766,957
$767.0K
Cap Rate 9%
$596,522
$596.5K
Market Conditions
NOI Build-Up for 3,598 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
$103.6K $28.80/SF
− Vacancy
−$6.0K −$1.67/SF
EGI
$97.6K $27.13/SF
− OpEx
−$43.9K −$12.21/SF
NOI
$53.7K $14.92/SF
Area
Rancho Cucamonga, CA
Vacancy
5.80%
Lease Rate
$28.80 /SF/Yr
Expense Ratio
45.00%
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%
$1,073,740
Cap Rate 7%
$766,957
Cap Rate 9%
$596,522
Alternative Uses
Best Use
Apartment 5plus
$767.0K
$671.1K – $894.8K
NOI $53,687 @ 7.0% cap · market cap 4.29%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$1.13M
$985.3K – $1.31M
NOI $78,822 @ 7.0% cap · market cap 6.31%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Lease Details
4
Residential units
Location Intelligence
Trade Area within ½ mile
698
Businesses Nearby
Explore this area
Business Placement
Demographics for 91701, CA
38,778
Population
13,308
Households
2.9
Avg Household Size
43
Median Age
36%
College-Educated
93%
High-School Grad
7.4 sq mi
ZIP Area
5,240
Density / Sq Mi
$113,576
Median Household Income
$50,806
Median Earnings
$2,232
Median Rent
$718,800
Median Home Value
Market
Vacancy Rate% for Multifamily in West region
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Frequently Asked Questions
What type of property is this?
Multifamily property - Well-maintained four-unit property featuring one 3-bedroom unit and three 2-bedroom units with practical layouts.
Where is this multifamily property located?
The property is located at 8722 Lomita Rancho Cucamonga, CA.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: Well‑maintained four‑unit property built in 1973; Unit mix includes one 3BR/2BA and three 2BR units with 2BA/1BA configurations; Four units feature functional, practical layouts with spacious living areas and ample natural light
