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Property profile & analytics
OFF-MARKET
Estimated value
$2,930,000
Apartment buildings
9249 Cypress Ave Fontana, CA 92335-8716
Individually Owned
8-yr Hold
Property ID
US10-1547601
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1988
Construction
WOOD FRAME
Total area
17,618 SF
Lot
0.9 ac (39,000 SF)
APN
0193-101-22-0000
UPID
US10-1547601
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
-
Ez services MBA Business Service Center
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$3.67M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.93M
Owner & transaction history
Leo H C Yu · 8 yrs held
Leo H C Yu
since 2017
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%
$3,975,000
6.5%
$3,670,000
7%
$3,405,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$4,075,000
Current use
Blend value · Realmo final
$2.93M
Range $2.64M – $3.22M · ±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
$166 / 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
$45,638
Tax year 2023
Assessed value
$3,781,611
Assessed 2024
Previous assessed
$3,707,462
+2.0% YoY
Effective rate
1.21%
On assessed value
Assessed land
$752,976
Assessed improvement
$3,028,635
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
1988
Construction
WOOD FRAME
Heating
NONE
Units
21
Total area
17,618 SF
Lot
0.9 ac (39,000 SF)
APN
0193-101-22-0000
UPID
US10-1547601
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
$4.1M
APARTMENT HOUSE (5+ UNITS) 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
21
Lot
0.9 ac
Current owner
From public records · entity-resolved
Leo H C Yu
Individual
Mailing address
350 W LONGDEN AVE, ARCADIA, CA 91007-8235
Ownership since
2017
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
Dec 1, 2021
—
Leo H C Yu
—
Deed
related
$2,975,710 · Jpmorgan Chase Bank NA
Oct 31, 2017
$3,390,000
Leo H C Yu
Carlos Barriga
Grant Deed
$2,000,000 · Homestreet Bank
Apr 19, 2016
—
De,alba Family Trust
De Alba,alica
Affidavit Of Death
related
—
Jan 15, 1991
$526,000
Dealba Trust
Wu Tien T
Grant Deed
related
$145,551 · Seller
Oct 14, 1988
$1,050,000
Tien T Wu
Monnig Dev INC
Grant Deed
$700,000 · World Savings & Loan
—
—
De Alba Trust
—
Deed Of Trust
related
$163,200 · Us Small Business Admn
—
—
De Alba Trust
—
Deed Of Trust
related
$163,200 · Us Small Business Admn
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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