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Property profile & analytics
OFF-MARKET
Estimated value
$2,000,000
Apartment buildings
9281 Pepper Ave Fontana, CA 92335-8718
Individually Owned
2-yr Hold
Property ID
US10-1546900
Property profile
Verified
Property type
Apartment buildings
Use group
APARTMENT HOUSE (5+ UNITS)
Year built
1978
Construction
WOOD FRAME
Total area
5,888 SF
Lot
0.36 ac (15,750 SF)
APN
0193-121-45-0000
UPID
US10-1546900
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
-
Peppertree Apartments Apartment Building
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$2.61M
CAP Approach
CAP
$1.23M
Comparable Approach
Comparable
$1.79M
Blend (final)
Blend
$2.00M
Owner & transaction history
Jesse P Chen · 2 yrs held
Jesse P Chen
since 2023
Last sale
$1.9M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$2.8M
+103.3%
Office building
$2.6M
+88.1%
Commercial (general)
$2.6M
+87.4%
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
$2,545,000
ML approach
$2,605,000
CAP Approach
CAP Return
Estimation
6%
$1,330,000
6.5%
$1,225,000
7%
$1,140,000
Alternative Use
Use
Estimation
APARTMENT HOUSE (5+ UNITS)
$1,360,000
Current use
RESTAURANT
$2,765,000
Change: +103% · Conversion: Difficult
OFFICE BUILDING
$2,560,000
Change: +88% · Conversion: Moderate
COMMERCIAL (GENERAL)
$2,550,000
Change: +87% · Conversion: Moderate
RETAIL STORES
$2,095,000
Change: +54% · Conversion: Difficult
INDUSTRIAL (GENERAL)
$1,905,000
Change: +40% · Conversion: Difficult
AUTO REPAIR, GARAGE
$1,795,000
Change: +32% · Conversion: Difficult
Blend value · Realmo final
$2.00M
Range $1.80M – $2.20M · ±10% · vs last sale $1.92M (Oct 13 2023)
Last sale anchor
$1.92M
Oct 13 2023
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
$340 / 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
$6,918
Tax year 2023
Assessed value
$1,920,000
Assessed 2024
Previous assessed
$413,652
+364.2% YoY
Effective rate
0.36%
On assessed value
Assessed land
$400,000
Assessed improvement
$1,520,000
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
1978
Construction
WOOD FRAME
Heating
NONE
Stories
2
Units
8
Total area
5,888 SF
Lot
0.36 ac (15,750 SF)
APN
0193-121-45-0000
UPID
US10-1546900
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
$1.4M
RESTAURANT
Est. value
$2.8M
OFFICE BUILDING
Est. value
$2.6M
COMMERCIAL (GENERAL)
Est. value
$2.6M
RETAIL STORES
Est. value
$2.1M
INDUSTRIAL (GENERAL)
Est. value
$1.9M
AUTO REPAIR, GARAGE
Est. value
$1.8M
APARTMENT HOUSE (5+ UNITS) Current
RESTAURANT
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
1978
Construction
WOOD FRAME
Heating
NONE
Stories
2
Units
8
Lot
0.36 ac
Current owner
From public records · entity-resolved
Jesse P Chen
Individual
Mailing address
114 ALUMROOT, IRVINE, CA 92620-2230
Ownership since
2023
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
13 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 13, 2023
$1,920,000
Jesse P Chen
570 Hamilton Costa Mesa INC
Grant Deed
$818,500 · Credit Union Of Southern California
Oct 13, 2023
—
Jesse P Chen
Chelsea Wright
Intrafamily Transfer
related
—
Sep 4, 2019
—
570 Hamilton Costa Mesa INC
9281 Pepper Fontanna INC
Quit Claim Deed
—
Mar 13, 2019
—
9281 Pepper Fontanna INC
Goldsman G & L Trust
Quit Claim Deed
—
Nov 16, 2016
—
Goldsman,g & L Trust
Goldsman,gene & Linda
Quit Claim Deed
related
—
Jan 31, 2000
$280,000
Gene Goldsman
Flores,richard
Grant Deed
—
Oct 26, 1999
—
Flores,richard
Mchaney,mike Etux
Trustees Deed
related
—
Sep 30, 1996
$155,000
Mike Mchaney
Federal National Mortgage Assn
Grant Deed
$85,000 · Highland Federal Bank
Jan 10, 1996
$295,000
Federal National Mortgage Assn
Banbury,irving J & Carol A
Trustees Deed
related
—
May 17, 1990
$420,000
Banbury Irving J
Downstream Excha
Trustees Deed
$290,400 · Western Federal Savings & Loan
May 17, 1990
—
Downstream Excha
Eec Management C
Trustees Deed
related
—
—
—
Mike Mchaney
—
Deed Of Trust
related
$20,000 · Individual
—
—
Richard Flores
—
Deed Of Trust
related
$157,500 · Washington Mutual Fsb
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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