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Property profile & analytics
OFF-MARKET
Estimated value
$2,470,000
Flex space
8666 Beech Ave Fontana, CA 92335-3219
Entity Owned
~
Est. High Equity
Property ID
US10-1241763
Property profile
Verified
Property type
Flex space
Use group
LIGHT INDUSTRIAL
Year built
1980
Construction
STEEL FRAME
Total area
10,500 SF
Lot
0.77 ac (33,376 SF)
APN
0232-121-40-0000
UPID
US10-1241763
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
-
Industrial Truck Bodies-Equipment Department Store
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$1.63M
Comparable Approach
Comparable
$2.55M
Blend (final)
Blend
$2.47M
Owner & transaction history
New Wave Converting INC
New Wave Converting INC
since 2025
Last sale
$2.9M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Retail stores
$3.7M
+9.9%
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%
$1,765,000
6.5%
$1,630,000
7%
$1,510,000
Alternative Use
Use
Estimation
INDUSTRIAL (GENERAL)
$3,395,000
Current use
RETAIL STORES
$3,730,000
Change: +10% · Conversion: Moderate
AUTO REPAIR, GARAGE
$3,195,000
Change: -6% · Conversion: Easy
MEDICAL BUILDING
$3,040,000
Change: -11% · Conversion: Difficult
Blend value · Realmo final
$2.47M
Range $2.22M – $2.72M · ±10% · vs last sale $2.85M (Jul 9 2025)
Last sale anchor
$2.85M
Jul 9 2025
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 2024Property tax & assessments
Tax year 2024
Tax billed
$6,509
Tax year 2024
Assessed value
$614,838
Assessed 2024
Previous assessed
$614,838
+0.0% YoY
Effective rate
1.06%
On assessed value
Assessed land
$177,495
Assessed improvement
$437,343
Applied tax rate
74.0000
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
Flex space
Use group
LIGHT INDUSTRIAL
Status
Off-Market
Year built
1980
Construction
STEEL FRAME
Heating
NONE
Stories
1
Units
1
Rooms
5
Bathrooms
1
Total area
10,500 SF
Lot
0.77 ac (33,376 SF)
APN
0232-121-40-0000
UPID
US10-1241763
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
INDUSTRIAL (GENERAL) Current
Est. value
$3.4M
RETAIL STORES
Est. value
$3.7M
AUTO REPAIR, GARAGE
Est. value
$3.2M
MEDICAL BUILDING
Est. value
$3.0M
INDUSTRIAL (GENERAL) Current
RETAIL STORES
AUTO REPAIR, GARAGE
MEDICAL 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
1980
Construction
STEEL FRAME
Heating
NONE
Stories
1
Units
1
Rooms
5
Bathrooms
1
Lot
0.77 ac
Current owner
From public records · entity-resolved
New Wave Converting INC
Entity
Mailing address
8666 BEECH AVE, FONTANA, CA 92335-3219
Mailing matches property
Yes
Owner-occupied
Yes
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
10 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 9, 2025
$2,850,000
New Wave Converting INC
Industrial Truck Bodies & Equipment
Grant Deed
$1,463,000 · Harvest Small Business Finance LLC
Oct 9, 2025
—
New Wave Converting INC
—
Deed
related
$1,202,000 · Business Finance Capital
Sep 13, 2017
—
Industrial Truck Bodles & Equipment
—
Deed
related
$184,000 · Citizens Business Bank
May 20, 2003
—
Industrial Truck Bodies Equip
Ramirez LLC
Grant Deed
related
—
Nov 17, 1998
—
Molly Portillo
—
Deed Of Trust
related
—
Oct 20, 1994
—
John F Portillo
—
Deed Of Trust
related
—
Apr 1, 1993
—
Mary L Portillo
—
Deed Of Trust
related
—
—
—
Truck Bodies Industrial
—
Deed Of Trust
related
$137,000 · Citizens Business Bank
—
—
John F Portillo
—
Deed Of Trust
related
$162,200 · Fontana Bank
—
—
Molly E Portillo
—
Deed Of Trust
related
$211,750 · Citizens Thrift & Loan
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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