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Property profile & analytics
OFF-MARKET
Estimated value
$1,335,000
Car washes
9146 Sierra Ave Fontana, CA 92335-4709
Individually Owned
6-yr Hold
~
Est. High Equity
Property ID
US10-1475986
Property profile
Verified
Property type
Car washes
Use group
CAR WASH
Year built
1965
Construction
STEEL FRAME
Total area
4,800 SF
Lot
0.85 ac (37,170 SF)
APN
0193-161-03-0000
UPID
US10-1475986
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
-
Keller Inc Hardware & Home Improvement Home Appliance Store
-
Sierra Car Wash & Detail Shop Car Wash
-
H & H Window Tint Mobile Service Interior Design Auto Repair Shop
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.42M
Blend (final)
Blend
$1.34M
Owner & transaction history
Adolfo Oseguera · 6 yrs held
Adolfo Oseguera
since 2019
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Office building
$2.1M
+42.8%
Commercial (general)
$2.1M
+42.3%
Retail stores
$1.7M
+16.7%
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%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
AUTO REPAIR, GARAGE
$1,460,000
Current use
OFFICE BUILDING
$2,085,000
Change: +43% · Conversion: Difficult
COMMERCIAL (GENERAL)
$2,080,000
Change: +42% · Conversion: Moderate
RETAIL STORES
$1,705,000
Change: +17% · Conversion: Difficult
MEDICAL BUILDING
$1,390,000
Change: -5% · Conversion: Difficult
NEIGHBORHOOD: SHOPPING CENTER
$1,290,000
Change: -12% · Conversion: Difficult
Blend value · Realmo final
$1.34M
Range $1.20M – $1.47M · ±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
$278 / 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
$14,131
Tax year 2023
Assessed value
$1,372,420
Assessed 2024
Previous assessed
$1,345,510
+2.0% YoY
Effective rate
1.03%
On assessed value
Assessed land
$375,271
Assessed improvement
$997,149
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
Car washes
Use group
CAR WASH
Status
Off-Market
Year built
1965
Construction
STEEL FRAME
Heating
NONE
Stories
1
Units
1
Total area
4,800 SF
Lot
0.85 ac (37,170 SF)
APN
0193-161-03-0000
UPID
US10-1475986
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
AUTO REPAIR, GARAGE Current
Est. value
$1.5M
OFFICE BUILDING
Est. value
$2.1M
COMMERCIAL (GENERAL)
Est. value
$2.1M
RETAIL STORES
Est. value
$1.7M
MEDICAL BUILDING
Est. value
$1.4M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$1.3M
AUTO REPAIR, GARAGE Current
OFFICE BUILDING
COMMERCIAL (GENERAL)
RETAIL STORES
MEDICAL BUILDING
NEIGHBORHOOD: SHOPPING CENTER
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
1965
Construction
STEEL FRAME
Heating
NONE
Stories
1
Units
1
Lot
0.85 ac
Current owner
From public records · entity-resolved
Adolfo Oseguera
Individual
Mailing address
9190 SIERRA AVE, FONTANA, CA 92335-8660
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
8 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Dec 30, 2019
$1,400,000
Adolfo Oseguera
Shahani Family Trust
Grant Deed
$1,325,000 · Shahani Family Trust (pt)
Dec 30, 2019
—
Owner Name Unavailable
Frank Shahani
Affidavit Of Death
related
—
Jul 23, 2019
—
Shahani Family Trust
—
Deed
related
$282,371 · Marie Shahani
Sep 15, 2005
—
Shahani Family Trust
Hossein Shahani
Quit Claim Deed
related
—
—
—
Shahani Family Trust
—
Deed Of Trust
related
$282,371 · Marie Shahani
—
—
Shahani Family Trust
—
Deed Of Trust
related
$356,000 · Rivette Family Trust
—
—
Shahani Family Trust
—
Deed Of Trust
related
$200,000 · Rivette Family Trust (pt)
—
—
Hossein Shahani
—
Deed Of Trust
related
$440,000 · Foothill Independent 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.
Try Rey
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“Is 15.6% cap rate sustainable?” · “Best tenant mix for BU1?” · “What’s the redev upside?”
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