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Property profile & analytics
OFF-MARKET
Estimated value
$1,615,000
Retail space
118 Holt Blvd Ontario, CA 91762-3822
Entity Owned
2-yr Hold
~
Est. High Equity
Property ID
US10-1555278
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1932
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
8,653 SF
Lot
0.2 ac (8,914 SF)
APN
1048-564-12-0000
UPID
US10-1555278
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Smart Start Ignition Interlock Building Supply General Contractor
-
Rana Insurance Services Insurance Agency
-
Offices of Arshad M. Farooq, JD, CPA Accounting Firm
-
Instaguard Security Service Security Service
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.72M
CAP Approach
CAP
$2.25M
Comparable Approach
Comparable
$1.63M
Blend (final)
Blend
$1.62M
Owner & transaction history
Dkpm LLC · 2 yrs held
Dkpm LLC
since 2023
Last sale
$1.5M
5 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Auto repair, garage
$2.6M
+86.7%
Medical building
$2.5M
+77.5%
Warehouse, storage
$2.4M
+66.9%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Ontario submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Ontario submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$1,720,000
ML approach
$1,715,000
CAP Approach
CAP Return
Estimation
6%
$2,435,000
6.5%
$2,250,000
7%
$2,090,000
Alternative Use
Use
Estimation
RETAIL STORES
$1,410,000
Current use
AUTO REPAIR, GARAGE
$2,635,000
Change: +87% · Conversion: Difficult
MEDICAL BUILDING
$2,505,000
Change: +77% · Conversion: Difficult
WAREHOUSE, STORAGE
$2,355,000
Change: +67% · Conversion: Difficult
Blend value · Realmo final
$1.62M
Range $1.45M – $1.78M · ±10% · vs last sale $1.50M (Aug 10 2023)
Last sale anchor
$1.50M
Aug 10 2023
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$187 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$19,994
Tax year 2023
Assessed value
$1,560,600
Assessed 2024
Previous assessed
$1,530,000
+2.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$312,120
Assessed improvement
$1,248,480
Applied tax rate
4.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1932
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Units
4
Total area
8,653 SF
Lot
0.2 ac (8,914 SF)
APN
1048-564-12-0000
UPID
US10-1555278
Jurisdiction
SAN BERNARDINO
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$1.4M
AUTO REPAIR, GARAGE
Est. value
$2.6M
MEDICAL BUILDING
Est. value
$2.5M
WAREHOUSE, STORAGE
Est. value
$2.4M
RETAIL STORES Current
AUTO REPAIR, GARAGE
MEDICAL BUILDING
WAREHOUSE, STORAGE
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1932
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Units
4
Lot
0.2 ac
Current owner
From public records · entity-resolved
Dkpm LLC
Entity
Mailing address
PO BOX 8395, REDLANDS, CA 92375-1595
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
5 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 10, 2023
—
Dkpm LLC
David Frankenberger
Quit Claim Deed
related
—
Feb 18, 2022
$1,500,000
David Frankenberger
Richard Carpenter
Grant Deed
$2,000,000 · Richard R Carpenter Trust
Nov 9, 2006
—
Carpenter Richard R Trust
Carpenter,richard R
Quit Claim Deed
related
—
—
—
Richard R Carpenter
—
Deed Of Trust
related
$250,000 · Wells Fargo Bank
—
—
Richard R Carpenter
—
Deed Of Trust
related
$100,000 · Giordano Trust
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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