Fontana Multifamily Property with
For Sale
Contact for pricing
9257 Palmetto, Fontana, CA 92335
Two houses on a large lot, ideal for investors.
Property Size3,817 SF
Lot Size0.23 Acres
Price / SF$227.67
Days on Market155
Property Features for 9257 Palmetto
General Information
Standard status
Active
Size
3,817 SF
Lot size
0.23 Acres
Property subtype
Multifamily
Zoning
Assessor
Building Details
Buildings
2
Stories
1
Units
2
Listing Agency:
Coldwell Banker Platinum Prop
Listed By:
Anhdy Tuan-Nguyen · License #01413812
Source:
Crexi
Added: Mar 9
Changed: Aug 8
Last Checked: Jul 30 at 12:57PM
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 multifamily property features two houses on a 9,900 square foot lot. The main house, with 2,718 square feet, includes 4 bedrooms, 3 bathrooms, and a bonus room. Additionally, there is a new 765 square foot Accessory Dwelling Unit (ADU) with 1 bedroom and 1 bathroom. The property has been newly remodeled with a new kitchen, bathrooms, vinyl flooring, a 5-Ton Goodman HVAC system, new ductwork, vinyl fences and gates, and interior and exterior paint. The last 2 bedrooms and bathroom in the main house can be configured as a mini-suite. The ADU can be reconfigured to have 2 bedrooms and 1 bathroom. Actual measurements are 2,992 SF for main house and 825 SF for New ADU. This property presents an opportunity for savvy investors or multi-generational families.
Key Highlights
- Two houses on a large 9,900 SF lot: a 2,992 SF main house with 4 bedrooms and 3 bathrooms plus bonus room, and a new 825 SF ADU with 1 bedroom and 1 bathroom.
- Significantly below market price at $232 per SF.
- Newly remodeled with new kitchen, bathrooms, vinyl flooring, interior/exterior paint, and more.
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
$56,220
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
6.47%
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%
$1,124,400
$1.1M
Cap Rate 7%
$803,143
$803.1K
Cap Rate 9%
$624,667
$624.7K
Market Conditions
NOI Build-Up for 3,817 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
$84.7K $22.20/SF
− Vacancy
−$4.4K −$1.16/SF
EGI
$80.3K $21.04/SF
− OpEx
−$24.1K −$6.31/SF
NOI
$56.2K $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%
$1,124,400
Cap Rate 7%
$803,143
Cap Rate 9%
$624,667
Alternative Uses
Best Use
Multifamily LT 5
$803.1K
$702.8K – $937.0K
NOI $56,220 @ 7.0% cap · market cap 6.47%
Second Best
Apartment 5plus
$738.0K
$645.8K – $861.0K
NOI $51,660 @ 7.0% cap · market cap 5.94%
Theoretical Best
Office A
$1.11M
$971.9K – $1.30M
NOI $77,748 @ 7.0% cap · market cap 8.95%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
184
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?
Duplex - Two houses on a large lot, ideal for investors.
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 $869,000.
What are key features of this property?
This property features: Two houses on a large 9,900 SF lot: a 2,992 SF main house with 4 bedrooms and 3 bathrooms plus bonus room, and a new 825 SF ADU with 1 bedroom and 1 bathroom.; Significantly below market price at $232 per SF.; Newly remodeled with new kitchen, bathrooms, vinyl flooring, interior/exterior paint, and more.
