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Property profile & analytics
OFF-MARKET
Estimated value
$89,985,000
Apartment buildings
7951 Etiwanda Ave, Rancho Cucamonga, CA 91739-6700
Entity Owned
4-yr Hold
Property ID
US10-1544072
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (100+ UNITS)
Year built
2002
Construction
WOOD FRAME
Total area
249,658 SF
Lot
20.03 ac (872,507 SF)
APN
1100-157-01-0000
UPID
US10-1544072
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
-
Wrap U Fabulous Wellness Program
-
Notary Services by Vanessa Serrato Law Firm
-
AZ Prime Cleaning Solutions (Bike/Boat/Book/etc) Store
-
UnreaL China Logistics Company Freight Service
-
transport comapony frogen Freight Service Logistics Company
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$57.31M
Comparable Approach
Comparable
$87.75M
Blend (final)
Blend
$89.99M
Owner & transaction history
Ta Realty Value Add Fund Xiii Reit · 4 yrs held
Ta Realty Value Add Fund Xiii Reit
since 2022
Last sale
$123.0M
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$120.5M
+126.5%
Restaurant
$117.3M
+120.5%
Commercial (general)
$113.2M
+112.8%
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 Rancho Cucamonga submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Rancho Cucamonga 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%
$62,085,000
6.5%
$57,310,000
7%
$53,215,000
Alternative Use
Use
Estimation
OFFICE BUILDING
$120,525,000
Change: +126% · Conversion: Moderate
RESTAURANT
$117,340,000
Change: +121% · Conversion: Difficult
COMMERCIAL (GENERAL)
$113,215,000
Change: +113% · Conversion: Moderate
AUTO REPAIR, GARAGE
$76,010,000
Change: +43% · Conversion: Difficult
MEDICAL BUILDING
$72,235,000
Change: +36% · Conversion: Moderate
WAREHOUSE, STORAGE
$69,335,000
Change: +30% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$69,180,000
Change: +30% · Conversion: Difficult
Blend value · Realmo final
$89.99M
Range $80.99M – $98.98M · ±10% · vs last sale $123.00M (Jun 17 2022)
Last sale anchor
$123.00M
Jun 17 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
$360 / 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
$1,439,716
Tax year 2023
Assessed value
$127,969,200
Assessed 2024
Previous assessed
$125,460,000
+2.0% YoY
Effective rate
1.13%
On assessed value
Assessed land
$36,414,000
Assessed improvement
$91,555,200
Applied tax rate
15.0000
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 (100+ UNITS)
Status
Off-Market
Year built
2002
Construction
WOOD FRAME
Heating
CENTRAL
Cooling
REFRIGERATOR
Stories
2
Units
272
Rooms
5
Bathrooms
2
Total area
249,658 SF
Lot
20.03 ac (872,507 SF)
APN
1100-157-01-0000
UPID
US10-1544072
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
OFFICE BUILDING
Est. value
$120.5M
RESTAURANT
Est. value
$117.3M
COMMERCIAL (GENERAL)
Est. value
$113.2M
AUTO REPAIR, GARAGE
Est. value
$76.0M
MEDICAL BUILDING
Est. value
$72.2M
WAREHOUSE, STORAGE
Est. value
$69.3M
INDUSTRIAL (GENERAL)
Est. value
$69.2M
OFFICE BUILDING
RESTAURANT
COMMERCIAL (GENERAL)
AUTO REPAIR, GARAGE
MEDICAL BUILDING
WAREHOUSE, STORAGE
INDUSTRIAL (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
2002
Construction
WOOD FRAME
Heating
CENTRAL
Cooling
Yes
Stories
2
Units
272
Rooms
5
Bathrooms
2
Lot
20.03 ac
Current owner
From public records · entity-resolved
Ta Realty Value Add Fund Xiii Reit
Entity
Mailing address
610 NEWPORT CTR DR STE #1550, NEWPORT BEACH, CA 92660-6415
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
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 14, 2025
—
Ta Realty Value Add Fund Xiii Reit
—
Deed
related
$52,000,000 · Empower Annuity Insurance Company Of Ame
Oct 20, 2022
—
Ta Realty Value Add Fund Xiii Reit
—
Deed
related
$61,500,000 · Pnc Bank NA
Jun 17, 2022
$123,000,000
Ta Realty Value Add Fund Xiii Reit
In L Etiwanda 2012 LLC
Grant Deed
—
Jul 31, 2015
$65,500,000
Inl Etiwanda 2012 LLC
Srg Of Camreal LLC
Grant Deed
—
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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