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Property profile & analytics
OFF-MARKET
Estimated value
$10,210,000
Apartment buildings
17923 Arrow Blvd Fontana, CA 92335-4100
Individually Owned
4-yr Hold
Property ID
US10-1545185
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1989
Construction
WOOD FRAME
Total area
32,511 SF
Lot
2.65 ac (115,434 SF)
APN
0246-161-01-0000
UPID
US10-1545185
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
-
Citrus Heights Apartments Apartment Building
-
Laurel Tree Apartments Apartment Building Apartment Complex
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$9.68M
CAP Approach
CAP
$6.77M
Comparable Approach
Comparable
$9.89M
Blend (final)
Blend
$10.21M
Owner & transaction history
John D Whitcombe · 4 yrs held
John D Whitcombe
since 2022
Last sale
$11.8M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$15.3M
+103.3%
Office building
$14.1M
+88.1%
Commercial (general)
$14.1M
+87.4%
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
$11,440,000
ML approach
$9,675,000
CAP Approach
CAP Return
Estimation
6%
$7,335,000
6.5%
$6,770,000
7%
$6,285,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$7,515,000
Current use
RESTAURANT
$15,280,000
Change: +103% · Conversion: Difficult
OFFICE BUILDING
$14,135,000
Change: +88% · Conversion: Moderate
COMMERCIAL (GENERAL)
$14,080,000
Change: +87% · Conversion: Moderate
RETAIL STORES
$11,555,000
Change: +54% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$10,515,000
Change: +40% · Conversion: Difficult
AUTO REPAIR, GARAGE
$9,900,000
Change: +32% · Conversion: Difficult
Blend value · Realmo final
$10.21M
Range $9.19M – $11.23M · ±10% · vs last sale $11.75M (Mar 30 2022)
Last sale anchor
$11.75M
Mar 30 2022
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
$314 / 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
$136,642
Tax year 2023
Assessed value
$12,224,700
Assessed 2024
Previous assessed
$11,985,000
+2.0% YoY
Effective rate
1.12%
On assessed value
Assessed land
$3,589,380
Assessed improvement
$8,635,320
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
Stories
2
Units
36
Rooms
5
Bathrooms
1
Total area
32,511 SF
Lot
2.65 ac (115,434 SF)
APN
0246-161-01-0000
UPID
US10-1545185
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
$7.5M
RESTAURANT
Est. value
$15.3M
OFFICE BUILDING
Est. value
$14.1M
COMMERCIAL (GENERAL)
Est. value
$14.1M
RETAIL STORES
Est. value
$11.6M
INDUSTRIAL (GENERAL)
Est. value
$10.5M
AUTO REPAIR, GARAGE
Est. value
$9.9M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
OFFICE BUILDING
COMMERCIAL (GENERAL)
RETAIL STORES
INDUSTRIAL (GENERAL)
AUTO REPAIR, GARAGE
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
Stories
2
Units
36
Rooms
5
Bathrooms
1
Lot
2.65 ac
Current owner
From public records · entity-resolved
John D Whitcombe
Individual
Mailing address
261 ROCKY PT RD, PALOS VERDES ESTATES, CA 90274-2621
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
12 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Mar 30, 2022
$11,750,000
John D Whitcombe
Amabel Apartments LLC
Grant Deed
$4,400,000 · Mufg Union Bank NA
Apr 27, 2020
—
Amabel Apartments LLC
—
Deed
related
$4,475,000 · Manufacturers Bk
Nov 26, 2018
—
Amabel Apartments LLC
—
Deed
related
$4,475,000 · Manufacturers Bk
Jan 10, 2017
$5,250,000
Amabel Apartments LLC
Neil Orme
Grant Deed
—
Nov 21, 2003
—
Neil Orme
Pacificia Arrow LLC
Grant Deed
$2,050,000 · Quaker City Financial Corp
May 3, 2000
—
Pacifica Arrow LLC
Ishino & Associates #4 LLC
Grant Deed
related
—
Feb 28, 1996
—
Tracy Y Etal Ishino
Colony Fbp Ptnrs LP,
Grant Deed
related
—
Aug 31, 1994
—
Fbp Ptnrs LP Colony
Fidelity,fb
Grant Deed
related
—
Mar 17, 1993
$1,225,000
Laurel Tree Apartments
Fidelity Federal
Trustees Deed
related
—
Mar 17, 1992
$1,225,000
Fidelity Federal Bank
Laurel Tree Apar
Trustees Deed
related
—
—
—
Amabel Apartments LLC
—
Loan Modification
related
$4,475,000 · Manufacturers Bk
—
—
Amabel Apartments LLC
—
Loan Modification
related
$4,475,000 · Manufacturers Bk
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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