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Property profile & analytics
OFF-MARKET
Estimated value
$6,330,000
Apartment buildings
16296 Merrill Ave Fontana, CA 92335-2322
Entity Owned
7-yr Hold
Property ID
US10-1545221
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1989
Construction
WOOD FRAME
Total area
38,808 SF
Lot
2.19 ac (95,475 SF)
APN
0191-182-57-0000
UPID
US10-1545221
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
-
Las Brisas Apartments Apartment Building
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$8.08M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$6.33M
Owner & transaction history
Merrill Investment LLC · 7 yrs held
Merrill Investment LLC
since 2018
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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 Fontana submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Fontana 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
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$8,755,000
6.5%
$8,080,000
7%
$7,505,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$8,970,000
Current use
Blend value · Realmo final
$6.33M
Range $5.70M – $6.96M · ±10%
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 2023Property tax & assessments
Tax year 2023
Tax billed
$85,765
Tax year 2023
Assessed value
$6,716,225
Assessed 2024
Previous assessed
$6,584,535
+2.0% YoY
Effective rate
1.28%
On assessed value
Assessed land
$1,119,371
Assessed improvement
$5,596,854
Applied tax rate
10.0000
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
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Status
Off-Market
Year built
1989
Construction
WOOD FRAME
Heating
NONE
Units
52
Total area
38,808 SF
Lot
2.19 ac (95,475 SF)
APN
0191-182-57-0000
UPID
US10-1545221
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
APARTMENT HOUSE (5+ UNITS) Current
Est. value
$9.0M
APARTMENT HOUSE (5+ UNITS) Current
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
1989
Construction
WOOD FRAME
Heating
NONE
Units
52
Lot
2.19 ac
Current owner
From public records · entity-resolved
Merrill Investment LLC
Entity
Mailing address
1120 HUNTINGTON DR, SAN MARINO, CA 91108-1829
Ownership since
2018
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Jan 27, 2022
—
Merrill Investment LLC
—
Deed
related
$7,670,000 · Luther Burbank Savings
Oct 2, 2018
—
Merrill Investment LLC
Merrill Investment LLC
Grant Deed
related
$6,450,000 · Luther Burbank Savings
Sep 9, 2014
$5,700,000
Merrill Investments LLC
Cccc Growth Fund LLC
Grant Deed
$3,990,000 · Jpmorgan Chase Bank NA
Jun 29, 2004
$5,800,000
Cccc Growth Fund LLC
Brewart,nelson & Martha
Grant Deed
related
$3,400,000 · Washington Mutual Fsb
Nov 13, 2003
—
Nelson Brewart
Pacifica Discovery LP
Grant Deed
related
—
Jun 15, 2000
$2,225,000
Pacifica Discovery LP
Ishino & Associates #2 LLC
Grant Deed
$1,589,000 · Arcs Commercial Mortgage Co LP
Jun 6, 1997
—
Ishino Assoc
Oleader,ptp
Grant Deed
related
—
—
—
Oleader Partnership
—
Deed Of Trust
related
$1,200,000 · East West Bank
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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