1253 Agate, Mentone, CA 92359
1253 Agate, Mentone, CA 92359
Property Description
INVESTOR OPPORTUNITY | 4-PARCEL DEVELOPMENT SITE | 1031 EXCHANGE CANDIDATE. 1253 & 1255 Agate Ave, Mentone CA 92359. Rare income-producing development opportunity in Mentone's supply-constrained submarket. Two fully remodeled SFRs currently leased at $2,750/mo (3bd/2ba) and $2,300/mo (2bd/1ba) — immediate cash flow of $5,050/mo from day one. Site totals 55,044 SF (1.26 acres) including private access corridor. Conceptual plan supports 4 parcels averaging ~11,676 SF each, SFR + ADU per parcel — 8 income-producing units at stabilization. Given site size and depth, a buyer with appropriate development expertise may have the opportunity to achieve 5 or 6 lots. Buyer to verify all development possibilities with San Bernardino County Land Use Services. Projected stabilized gross income: $228,600/yr. NOI: $152,019/yr. Cap rate: 5.38%. New SFRs projected at $3,000/mo each. ADUs projected at $2,000/mo each. Stabilized total: $19,050/mo across all 8 units. All figures illustrative — buyer to verify independently. Zoning: RS | San Bernardino County (unincorporated). 132 ft × 417 ft total. 112 ft × 417 ft buildable. Private access corridor included in sale. May qualify as like-kind replacement property under IRC Section 1031. Consult qualified intermediary and tax advisor. Seller makes no representations regarding tax treatment. Sold as-is. Buyer to verify all zoning and development standards with San Bernardino County prior to close. Conceptual site plan available upon request. Shown by appointment only.
Features & Amenities
Property Details
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Comparative Market Analysis
Residential Tier · 5 active · 5 closed
Mentone · Single Family Residence
Listed 81.8% above the median closed sale of $660,000. Price per sqft ($514) is a 84% premium to closed comps ($280). Closed comps sold at 100% of list — strong seller's market.
Price Position
Positioned above the market — commands a premium.
Active Properties (5)
Active Comparables
| Address | City | Year | BD | BTH | SqFt | LotSz | LP/SqFt | LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|
| 31136 Slate | Mentone | 1993 | 5 | 3 | 2,138 | 8,976 | $267 | $569,900 | 55 | 73 |
| 1345 Turquoise Avenue | Mentone | 1930 | 4 | 3 | 1,800 | 22,880 | $238 | $428,000 | 47 | 72 |
| 2167 Snowberry Lane | Mentone | 2008 | 4 | 3 | 2,757 | 8,477 | $263 | $725,000 | 40 | 66 |
| 2180 Stonewood | Mentone | 2007 | 4 | 3 | 2,757 | 7,200 | $267 | $734,995 | 70 | 64 |
| 10285 Agate Avenue | Mentone | 1991 | 4 | 3 | 1,752 | 5,000 | $330 | $579,000 | 50 | 63 |
| Total: 5 · Average | 4.2 | 3.0 | 2,240.8 | 10,506.6 | $273 | $607,379 | 52.4 | |||
| Median | 2,138 | $579,000 | ||||||||
Closed Properties (5)
Closed Comparables
| Address | City | Year | Date | BD | BTH | SqFt | LotSz | LP | SP | SP/SqFt | SP/LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 10235 Basalt | Mentone | 1993 | 07/09/2026 | 5 | 3 | 2,138 | 5,400 | $559,900 | $566,000 | $265 | 1.01 | 92 | 72 |
| 1182 Woodbury | Mentone | 2020 | 09/01/2026 | 5 | 3 | 2,468 | 3,941 | $607,000 | $607,000 | $246 | 1.00 | 65 | 71 |
| 31009 Quarry Court | Mentone | 2005 | 07/22/2026 | 4 | 3 | 2,278 | 8,542 | $665,000 | $685,000 | $301 | 1.03 | 39 | 70 |
| 1198 Venice | Mentone | 2019 | 08/31/2026 | 4 | 3 | 2,722 | 7,245 | $690,000 | $680,000 | $250 | 0.99 | 62 | 67 |
| 10406 Sandstone Court | Mentone | 1987 | 07/23/2026 | 4 | 3 | 1,960 | 7,811 | $660,000 | $660,000 | $337 | 1.00 | 41 | 67 |
| Total: 5 · Average | 4.4 | 3.0 | 2,313.2 | 6,587.8 | $639,600 | $639,600 | $279.8 | — | 59.8 | ||||
| Median | 2,278 | $660,000 | $660,000 | ||||||||||
Market Analysis
List vs Sale $/SqFt
Sale Price Trend
Days on Market
Sale vs List Price
This analysis was generated automatically from MLS data. For an in-depth, human-reviewed valuation, contact Joseph Sardella at josephsardella@gmail.com.