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Property profile & analytics
FOR LEASE
Flex space
12080 Rancho Rd Adelanto, CA 92301
Entity Owned
3-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-1354933
For Lease
$1,960,000
12080 Rancho Rd, Adelanto, CA 92301
View Listing →
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
1997
Construction
STEEL FRAME
Total area
12,000 SF
Lot
1.04 ac (45,302 SF)
APN
0459-461-53-0000
UPID
US10-1354933
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
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.03M
CAP Approach
CAP
$1.52M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$1.96M
Owner & transaction history
Familia Leal Investment INC · 3 yrs held
Familia Leal Investment INC
since 2023
Last sale
$1.9M
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Neighborhood: shopping center
$3.2M
+16.8%
Warehouse, storage
$3.1M
+10.6%
Commercial (general)
$2.8M
+2.3%
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 Adelanto submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Adelanto 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
$2,005,000
ML approach
$2,030,000
CAP Approach
CAP Return
Estimation
6%
$1,640,000
6.5%
$1,515,000
7%
$1,410,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$2,765,000
Current use
NEIGHBORHOOD: SHOPPING CENTER
$3,230,000
Change: +17% · Conversion: Difficult
WAREHOUSE, STORAGE
$3,060,000
Change: +11% · Conversion: Easy
COMMERCIAL (GENERAL)
$2,830,000
Change: +2% · Conversion: Difficult
Blend value · Realmo final
$1.96M
Range $1.76M – $2.16M · ±10% · vs last sale $1.90M (Mar 30 2023)
Last sale anchor
$1.90M
Mar 30 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
$163 / 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 2024Property tax & assessments
Tax year 2024
Tax billed
$21,944
Tax year 2024
Assessed value
$1,938,000
Assessed 2024
Previous assessed
$1,938,000
+0.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$275,400
Assessed improvement
$1,662,600
Applied tax rate
14.0000
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
Flex space
Use group
LIGHT INDUSTRIAL
Status
For Lease
Year built
1997
Construction
STEEL FRAME
Heating
NONE
Units
1
Total area
12,000 SF
Lot
1.04 ac (45,302 SF)
APN
0459-461-53-0000
UPID
US10-1354933
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
INDUSTRIAL (GENERAL) Current
Est. value
$2.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.2M
WAREHOUSE, STORAGE
Est. value
$3.1M
COMMERCIAL (GENERAL)
Est. value
$2.8M
INDUSTRIAL (GENERAL) Current
NEIGHBORHOOD: SHOPPING CENTER
WAREHOUSE, STORAGE
COMMERCIAL (GENERAL)
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
1997
Construction
STEEL FRAME
Heating
NONE
Units
1
Lot
1.04 ac
Current owner
From public records · entity-resolved
Familia Leal Investment INC
Entity
Mailing address
12231 HIBISCUS RD, ADELANTO, CA 92301-1702
Mailing matches property
Different — outreach signal
Owner-occupied
No
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 30, 2023
$1,900,000
Familia Leal Investment INC
Roger L Hayes
Grant Deed
$1,425,000 · First Citizens Bank & Trust Co
May 29, 2013
—
Hayes,douglas V & S Trust
Hayes,douglas V
Quit Claim Deed
related
—
Jan 29, 2008
—
Hayes Roger & L Family Trust
Hayes,roger L
Quit Claim Deed
related
—
Jul 24, 2002
$315,000
Douglas V Hayes
Fairchild Holding Corp
Grant Deed
$215,000 · Farmers & Merchants Bk Lng Bch
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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