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Property profile & analytics
OFF-MARKET
Estimated value
$1,540,000
Office Spaces
9491 Pittsburgh Ave, Rancho Cucamonga, CA 91730-9022
Individually Owned
3-yr Hold
~
Est. High Equity
Property ID
US10-1088595
Property profile
Verified
Property type
Office Spaces
Use group
CONDOMINIUM OFFICES
Year built
2007
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Total area
8,374 SF
Lot
0.19 ac (8,374 SF)
APN
0229-341-31-0000
UPID
US10-1088595
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
-
Michelle Knopf Foster Care Service Social Service Agency
-
iLink Business Management Employment Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$1.57M
CAP Approach
CAP
$2.12M
Comparable Approach
Comparable
$1.76M
Blend (final)
Blend
$1.54M
Owner & transaction history
Alvaro Gabriel Ayala · 3 yrs held
Alvaro Gabriel Ayala
since 2022
Last sale
$1.4M
4 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 Rancho Cucamonga submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Rancho Cucamonga 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
$1,525,000
ML approach
$1,570,000
CAP Approach
CAP Return
Estimation
6%
$2,300,000
6.5%
$2,120,000
7%
$1,970,000
Blend value · Realmo final
$1.54M
Range $1.39M – $1.69M · ±10% · vs last sale $1.43M (Sep 27 2022)
Last sale anchor
$1.43M
Sep 27 2022
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
$184 / 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
$26,542
Tax year 2023
Assessed value
$2,520,369
Assessed 2024
Previous assessed
$2,470,950
+2.0% YoY
Effective rate
1.05%
On assessed value
Assessed land
$355,505
Assessed improvement
$2,164,864
Applied tax rate
15.0000
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
Office Spaces
Use group
CONDOMINIUM OFFICES
Status
Off-Market
Year built
2007
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
2
Units
1
Total area
8,374 SF
Lot
0.19 ac (8,374 SF)
APN
0229-341-31-0000
UPID
US10-1088595
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
Building & site characteristics
From public records
Year built
2007
Construction
MASONRY/CONCRETE MASONRY UNITS (CMUS)
Heating
NONE
Stories
2
Units
1
Lot
0.19 ac
Current owner
From public records · entity-resolved
Alvaro Gabriel Ayala
Individual
Mailing address
8940 MAIN ST, CLARENCE, NY 14031-1959
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
4 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Sep 27, 2022
—
Alvaro Gabriel Ayala
Alvaro G Ayala
Intrafamily Transfer
related
$2,212,000 · Citizens Business Bank
Sep 29, 2020
$2,375,000
Alvaro G Ayala
G & C Swan INC
Grant Deed
—
Sep 29, 2020
—
Alvaro Gabriel Ayala
Evelyn Ayala
Intrafamily Transfer
related
—
Mar 24, 2014
$1,430,000
G & C Swan INC
Rock-pitt LLC
Grant Deed
—
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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