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    The Largest CRE Database in the US with Over 1 Million Listings
    Property profile & analytics

    9529 Locust Ave Fontana, CA 92335

    • Commercial real estate
    • 2.08 lot acres
    OFF-MARKET
    Value Estimations
    Cap Rate Potential
    Location Intelligence
    Property ID
    US10-1460233
    The Realmo ID is a unique identifier assigned to every property, incorporating country codes and precise geo-coordinates for 300x300-foot land blocks. It enables standardized data collection and seamless integration of disparate sources such as ownership, tax, title data and physical specifications. By aggregating current and historical records, the Realmo ID powers advanced analytics and delivers deep, verifiable insights for real estate professionals.

    Current Use by Public Records

    • Commercial real estate

    Property Details for 9529 Locust Ave

    Lot size
    2.08 lot acres
    Property type
    Commercial real estate
    APN
    024916120000

    Description

    This exceptional 2.08-acre lot in Fontana, California, presents a remarkable opportunity for residential multifamily development. Located at 9529 Locust Ave, Fontana, CA 92335 (APN: 024916120000), this property is zoned RM – Residential Multifamily, allowing for the construction of up to 40 units. Architectural plans envision a state-of-the-art multi-unit apartment complex, capitalizing on the current surge in new housing developments in the area and high demand for rental units. The property's strategic location offers easy access to major transportation routes, including the 210, 66, and 10 Freeways, enhancing its appeal and investment potential. The projected resale value of the completed 40-unit complex could significantly exceed $13,000,000. Furthermore, the first 15 years of operation would be exempt from current rent control laws, maximizing returns. This presents a compelling investment opportunity for developers and investors seeking strong cash flow and significant long-term appreciation. Prospective buyers are encouraged to consult with the San Bernardino County planning department to explore all development possibilities before submitting an offer. The asking price for this exceptional property is $700,000.

    Value Estimations

    based on Realmo’s proprietary methodology

    • AI approach

    • CAP approach

    • Comparable approach

    • Alternative Use

    Get a detailed, property-specific valuation — fast and free

    Location Insight

    • Map
    • Local Demand
    City
    Fontana
    County
    San Bernardino
    State
    California
    Longitude
    -117.408963
    Latitude
    34.080834

    Comparable in this City

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      Multi-Use Property For Sale

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      Fontana 4-Plex with Expansion Potential

      Well-maintained 4-plex with private yards and expansion potential.
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    • $158,000

      Remodeled Mobile Home in Family Park

      Remodeled 2-bedroom mobile home with community amenities.
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      Mixed-Use Property in Fontana

      Commercial and residential property in a prime Fontana location.
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      Remodeled Condo with Private Patio

      Three-bedroom, 1.5-bathroom condo with remodeled kitchen and attached two-car garage.
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    Similar Nearby for Sale

    • $999,000
      3,220 SF

      Fontana Quadruplex For Sale

      Quadruplex in Fontana, CA, built in 1981.
      16030 Dorsey St, Fontana, CA 92335
      View Details
    • $1,285,000
      5,574 SF

      Multi-Use Property For Sale

      Property with restaurant, auto repair shop, and single-family home.
      15542 San Bernardino Ave, Fontana, CA 92335
      View Details
    • $1,050,000

      Fontana 4-Plex with Expansion Potential

      Well-maintained 4-plex with private yards and expansion potential.
      16158 Ceres Ave, Fontana, CA 92335
      View Details
    • $158,000

      Remodeled Mobile Home in Family Park

      Remodeled 2-bedroom mobile home with community amenities.
      8787 Locust Ave, Fontana, CA 92335
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    • $925,000
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      Mixed-Use Property in Fontana

      Commercial and residential property in a prime Fontana location.
      8641 Sierra Ave, Fontana, CA 92335
      View Details
    • $355,000
      1,140 SF

      Remodeled Condo with Private Patio

      Three-bedroom, 1.5-bathroom condo with remodeled kitchen and attached two-car garage.
      16600 Seville Ave, Fontana, CA 92335
      View Details

    Similar Nearby for Lease

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      Fontana Land Approved for Parking

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      226,512 SF

      Fontana Land with Secured Yard

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      Fontana Yard with Maintenance Shop

      3.8-acre yard with a 6,000 SF maintenance shop for rent.
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    • $6,250,000
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      Industrial Yard For Rent

      Approximately 2.37 acre fenced and paved industrial yard available.
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    9529 Locust Ave
    Fontana, CA 92335
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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