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Property profile & analytics
OFF-MARKET
Estimated value
$9,855,000
Apartment buildings
8021 Mango Ave Fontana, CA 92336-3351
Entity Owned
1-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US10-1547592
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1987
Construction
WOOD FRAME
Total area
41,880 SF
Lot
2.43 ac (105,850 SF)
APN
0190-241-10-0000
UPID
US10-1547592
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
-
Mango Tree Apartments Apartment Building
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$8.72M
Comparable Approach
Comparable
$9.00M
Blend (final)
Blend
$9.86M
Owner & transaction history
Group Xiii Properties LP · 1 yrs held
Group Xiii Properties LP
since 2025
Last sale
$10.9M
4 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$14.9M
+46.7%
Auto repair, garage
$12.8M
+25.7%
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%
$9,445,000
6.5%
$8,720,000
7%
$8,095,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$10,150,000
Current use
RETAIL STORES
$14,885,000
Change: +47% · Conversion: Difficult
AUTO REPAIR, GARAGE
$12,750,000
Change: +26% · Conversion: Difficult
Blend value · Realmo final
$9.86M
Range $8.87M – $10.84M · ±10% · vs last sale $10.85M (Oct 27 2024)
Last sale anchor
$10.85M
Oct 27 2024
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
$235 / 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
$47,042
Tax year 2023
Assessed value
$4,571,988
Assessed 2024
Previous assessed
$4,482,341
+2.0% YoY
Effective rate
1.03%
On assessed value
Assessed land
$579,547
Assessed improvement
$3,992,441
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
1987
Construction
WOOD FRAME
Heating
NONE
Units
56
Total area
41,880 SF
Lot
2.43 ac (105,850 SF)
APN
0190-241-10-0000
UPID
US10-1547592
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
$10.2M
RETAIL STORES
Est. value
$14.9M
AUTO REPAIR, GARAGE
Est. value
$12.8M
APARTMENT HOUSE (5+ UNITS) Current
RETAIL STORES
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
1987
Construction
WOOD FRAME
Heating
NONE
Units
56
Lot
2.43 ac
Current owner
From public records · entity-resolved
Group Xiii Properties LP
Entity
Mailing address
3498 VIEWFIELD AVE, HACIENDA HEIGHTS, CA 91745-6344
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2025
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
Jan 27, 2025
$10,850,000
Group Xiii Properties LP
Ming Liang Chang
Grant Deed
$10,850,000 · Western Alliance Bank
Nov 12, 1997
—
Mingliang Etal Chang
Chang,mingliang Etal
Quit Claim Deed
related
—
Dec 20, 1988
$2,485,000
1031 Tax Deferre
Bbj Mango
Trustees Deed
—
—
—
Ming L Chang
—
Deed Of Trust
related
$1,844,000 · Fidelity Federal 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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