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Property profile & analytics
OFF-MARKET
Estimated value
$1,230,000
Office Spaces
8010 Hvn Ave, Rancho Cucamonga, CA 91730-3047
Entity Owned
3-yr Hold
~
Est. High Equity
Property ID
US10-1471718
Property profile
Verified
Property type
Office Spaces
Use group
OFFICE (GENERAL)
Year built
2003
Construction
WOOD FRAME
Total area
4,146 SF
Lot
0.1 ac (4,526 SF)
APN
1077-661-19-0000
UPID
US10-1471718
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
-
Just Auto Insurance Services Insurance Agency
-
YADIRA SANCHEZ, INLAND EMPIRE REAL ESTATE-R.C. Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.35M
CAP Approach
CAP
$1.08M
Comparable Approach
Comparable
$1.11M
Blend (final)
Blend
$1.23M
Owner & transaction history
Fregoso 117 LLC · 3 yrs held
Fregoso 117 LLC
since 2022
Last sale
$1.3M
6 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$2.0M
+6.5%
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
$1,330,000
ML approach
$1,350,000
CAP Approach
CAP Return
Estimation
6%
$1,165,000
6.5%
$1,075,000
7%
$1,000,000
Alternative Use
Use
Estimation
COMMERCIAL (GENERAL)
$1,880,000
Current use
OFFICE BUILDING
$2,000,000
Change: +6% · Conversion: Easy
Blend value · Realmo final
$1.23M
Range $1.11M – $1.35M · ±10% · vs last sale $1.25M (Sep 15 2022)
Last sale anchor
$1.25M
Sep 15 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
$297 / 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
$15,203
Tax year 2023
Assessed value
$1,367,057
Assessed 2024
Previous assessed
$1,340,252
+2.0% YoY
Effective rate
1.11%
On assessed value
Assessed land
$328,093
Assessed improvement
$1,038,964
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
Office Spaces
Use group
OFFICE (GENERAL)
Status
Off-Market
Year built
2003
Construction
WOOD FRAME
Heating
NONE
Stories
2
Units
2
Total area
4,146 SF
Lot
0.1 ac (4,526 SF)
APN
1077-661-19-0000
UPID
US10-1471718
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
COMMERCIAL (GENERAL) Current
Est. value
$1.9M
OFFICE BUILDING
Est. value
$2.0M
COMMERCIAL (GENERAL) Current
OFFICE BUILDING
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
2003
Construction
WOOD FRAME
Heating
NONE
Stories
2
Units
2
Lot
0.1 ac
Current owner
From public records · entity-resolved
Fregoso 117 LLC
Entity
Mailing address
310 38TH ST, NEWPORT BEACH, CA 92663-3254
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
6 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 15, 2022
—
Fregoso 117 LLC
Leon Fregoso
Quit Claim Deed
related
—
Jan 6, 2021
—
Fregoso,leon Living Trust
Leon Fregoso
Quit Claim Deed
related
—
May 2, 2019
$1,250,000
Leon Fregoso
Mendez,ruben G
Grant Deed
—
Apr 20, 2018
—
Ruben G Mendez
—
Deed
related
$100,000 · Banner Bank
May 17, 2013
—
Ruben G Mendez
Amaro,jennifer V
Quit Claim Deed
related
$500,000 · California Bank & Trust
Jun 5, 2006
—
Mendez Family Trust
Mendez,ruben G
Quit Claim Deed
related
—
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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