Back to Search
Property profile & analytics
OFF-MARKET
Estimated value
$2,510,000
Strip malls
8145 Cypress Ave Fontana, CA 92335-3493
Individually Owned
4-yr Hold
~
Est. High Equity
Property ID
US10-1454192
Property profile
Verified
Property type
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Year built
1991
Construction
WOOD FRAME
Total area
9,522 SF
Lot
0.79 ac (34,500 SF)
APN
0191-091-22-0000
UPID
US10-1454192
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
-
Edca's Taxes & Insurance Services Tax Preparation
-
Kitty's Nail Nail Salon
-
Botanica El Duende Religious Bookstore
-
Botanica Peralta Department Store
-
Venus Barber and Beauty Barber Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.56M
CAP Approach
CAP
$2.34M
Comparable Approach
Comparable
$3.42M
Blend (final)
Blend
$2.51M
Owner & transaction history
John M Blucker · 4 yrs held
John M Blucker
since 2022
Last sale
$2.7M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$4.1M
+61.5%
Commercial (general)
$4.1M
+60.9%
Retail stores
$3.4M
+32.0%
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
$2,350,000
ML approach
$2,555,000
CAP Approach
CAP Return
Estimation
6%
$2,530,000
6.5%
$2,335,000
7%
$2,170,000
Alternative Use
Use
Estimation
NEIGHBORHOOD: SHOPPING CENTER
$2,565,000
Current use
OFFICE BUILDING
$4,140,000
Change: +62% · Conversion: Moderate
COMMERCIAL (GENERAL)
$4,125,000
Change: +61% · Conversion: Easy
RETAIL STORES
$3,385,000
Change: +32% · Conversion: Easy
INDUSTRIAL (GENERAL)
$3,080,000
Change: +20% · Conversion: Difficult
AUTO REPAIR, GARAGE
$2,900,000
Change: +13% · Conversion: Difficult
Blend value · Realmo final
$2.51M
Range $2.26M – $2.76M · ±10% · vs last sale $2.65M (Jan 28 2022)
Last sale anchor
$2.65M
Jan 28 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
$264 / 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
$28,370
Tax year 2023
Assessed value
$2,757,060
Assessed 2024
Previous assessed
$2,703,000
+2.0% YoY
Effective rate
1.03%
On assessed value
Assessed land
$894,744
Assessed improvement
$1,862,316
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
Strip malls
Use group
SHOPPING CENTER, STRIP CENTER
Status
Off-Market
Year built
1991
Construction
WOOD FRAME
Heating
NONE
Stories
2
Units
14
Rooms
8
Bathrooms
1
Total area
9,522 SF
Lot
0.79 ac (34,500 SF)
APN
0191-091-22-0000
UPID
US10-1454192
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
NEIGHBORHOOD: SHOPPING CENTER Current
Est. value
$2.6M
OFFICE BUILDING
Est. value
$4.1M
COMMERCIAL (GENERAL)
Est. value
$4.1M
RETAIL STORES
Est. value
$3.4M
INDUSTRIAL (GENERAL)
Est. value
$3.1M
AUTO REPAIR, GARAGE
Est. value
$2.9M
NEIGHBORHOOD: SHOPPING CENTER Current
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
1991
Construction
WOOD FRAME
Heating
NONE
Stories
2
Units
14
Rooms
8
Bathrooms
1
Lot
0.79 ac
Current owner
From public records · entity-resolved
John M Blucker
Individual
Mailing address
10808 FOOTHILL BLVD STE #160, RANCHO CUCAMONGA, CA 91730-0601
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
Jan 28, 2022
$2,650,000
John M Blucker
Yong Hwa Nam
Grant Deed
$1,300,000 · Banner Bank
Jun 3, 2019
—
Yong H Nam
Nam,yong H & Tae S
Quit Claim Deed
related
—
Mar 7, 2008
—
Yong H Nam
Nam,yong H
Quit Claim Deed
related
—
Sep 1, 2004
—
Yong H Nam
Nam,tae S
Quit Claim Deed
related
—
Sep 1, 2004
$1,612,500
Yong H Nam
Choi,hwa S
Grant Deed
$1,012,000 · Wilshire State Bank
Jul 9, 2003
$1,095,000
Hwa S Choi
Lim,heung K & Sung
Grant Deed
$695,000 · Pacific Union Bank
Jan 13, 1999
$652,000
Rose M Burgess
Chen,hai
Grant Deed
—
Oct 4, 1996
$13,000
Rose M Burgess
Chen,hai & Won C
Grant Deed
related
$588,000 · Seller
Nov 22, 1995
—
Homur Inv LLC
Chen,hai Etux
Trustees Deed
related
—
May 31, 1990
$400,000
Hai Chen
Chen Sutsen
Grant Deed
related
$760,000 · General Bank
Feb 29, 1988
$258,000
Chen Sutsen
Inves
Trustees Deed
—
—
—
Homur Investment Co LLC
—
Deed Of Trust
related
$25,000 · Individual
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.
Try Rey
Ask anything about this address in plain English.
“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
You own 8145 Cypress Ave?
List it free. Reach 20,000 daily buyers.
We’ve already pulled the facts. Confirm photos + price and you’re live in 2 minutes.
List this address →
Full reports are paid
Unlock the full Property Analytics report
Start free for 7 days — no card required. Full owner contacts, all 4 valuations with methodology, refine flow, comparable adjustments, foot-traffic deep dive, export to PDF / CSV.
