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Property profile & analytics
OFF-MARKET
Estimated value
$9,180,000
Assisted living facilities
8181 Palmetto Ave Fontana, CA 92335-3652
Entity Owned
7-yr Hold
~
Est. High Equity
Property ID
US10-1552674
Property profile
Verified
Property type
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Year built
1988
Construction
WOOD FRAME
Total area
258,768 SF
Lot
8.5 ac (370,260 SF)
APN
0192-091-29-0000
UPID
US10-1552674
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
-
Latin Persuasion - Grupo Musical Music Venue Bar & Pub
-
NSPIRE Life Coach Corporate Entertainment Service
-
Sketch Digital - Fontana Interior Design Home Decor Store
-
Moneti Prop Money Production Facility
-
Youngevity - Smarts (Bike/Boat/Book/etc) Store Cosmetic Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$9.18M
Owner & transaction history
8185 Palmetto Ave LLC · 7 yrs held
8185 Palmetto Ave LLC
since 2019
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING)
$12,550,000
Current use
Blend value · Realmo final
$9.18M
Range $8.26M – $10.10M · ±10%
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
$35 / 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
$717,688
Tax year 2023
Assessed value
$59,056,893
Assessed 2024
Previous assessed
$57,898,915
+2.0% YoY
Effective rate
1.22%
On assessed value
Assessed land
$7,327,429
Assessed improvement
$51,729,464
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
Assisted living facilities
Use group
HOMES (RETIRED, NURSING)
Status
Off-Market
Year built
1988
Construction
WOOD FRAME
Heating
NONE
Units
344
Total area
258,768 SF
Lot
8.5 ac (370,260 SF)
APN
0192-091-29-0000
UPID
US10-1552674
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
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
Est. value
$12.6M
HOMES (RETIRED, HANDICAP, REST, CONVALESCENT, NURSING) Current
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
1988
Construction
WOOD FRAME
Heating
NONE
Units
344
Lot
8.5 ac
Current owner
From public records · entity-resolved
8185 Palmetto Ave LLC
Entity
Mailing address
1600 ROSECRANS AVE1A#203, MANHATTAN BEACH, CA 90266-3708
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2019
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
7 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Aug 1, 2022
—
8185 Palmetto Ave LLC
—
Deed
related
$54,500,000 · Signature Bank
Jun 4, 2019
$54,000,000
8185 Palmetto Ave LLC
8185 Palmetto Ave Apts LLC
Trustees Deed
related
$43,374,000 · Greystone Svcng Corp
Jul 16, 2015
$31,150,000
8185 Palmetto Avenue Apartments LLC
Westland Realty Development
Grant Deed
$24,562,500 · Onewest Bank NA
Jun 26, 1989
—
Realty Westland
—
Grant Deed
related
$11,000,000 · Citicorp Real Estate
Apr 25, 1989
$690,909
Realty Westland
Trans American
Grant Deed
—
—
—
Realty Dev Westland
—
Deed Of Trust
related
$12,000,000 · Prudential Insurance Co
—
—
Realty Development Westland
—
Deed Of Trust
related
$7,500,000 · Israel Discount Bank New York
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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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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