| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Best |
| Demographics | 21st | Poor |
| Amenities | 13th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 16007 Merrill Ave, Fontana, CA, 92335, US |
| Region / Metro | Fontana |
| Year of Construction | 1989 |
| Units | 118 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
16007 Merrill Ave, Fontana Multifamily Investment Thesis
Neighborhood occupancy is exceptionally tight and renter demand is reinforced by a high-cost ownership market, according to WDSuite’s CRE market data. This positioning supports income stability while allowing for thoughtful value-add in a submarket with steady workforce housing needs.
Situated in Fontana within the Riverside–San Bernardino–Ontario metro, the property benefits from strong renter demand fundamentals and practical access to daily needs. Neighborhood occupancy is reported at the top of the metro (100% for the neighborhood), signaling limited immediate supply pressure and supporting investor confidence in lease retention and pricing discipline at the neighborhood level.
Livability is anchored by everyday retail rather than lifestyle venues: grocery access is comparatively strong (around the 80th percentile nationally), while cafes, restaurants, parks, and pharmacies are limited within the neighborhood. For investors, that mix typically aligns with workforce-oriented demand where proximity to groceries and services matters more than entertainment density.
Within a 3-mile radius, demographics indicate a sizeable and diversifying renter base: households and families have grown over the last five years, and median household income has risen materially. The renter-occupied share within 3 miles is roughly 43%, suggesting depth for multifamily absorption and ongoing leasing velocity without relying on in-migration alone.
Home values in the neighborhood sit at elevated levels relative to national benchmarks, and the value-to-income ratio ranks in the top decile nationally. That high-cost ownership landscape tends to sustain reliance on rental housing and can bolster pricing power and retention for well-managed assets. Median asking rents are above national norms for comparable neighborhoods, reinforcing the area’s ability to support stabilized collections, though operators should still manage affordability to mitigate turnover risk.
Vintage context: the asset’s 1989 construction is newer than the neighborhood’s average 1979 stock, offering competitive positioning versus older buildings. Select modernization and system updates may still be warranted to maximize rentability and reduce near-term capex variability.
Safety indicators are mixed but generally track close to metro norms. The neighborhood’s crime rank is 478 out of 997 Riverside–San Bernardino–Ontario neighborhoods, which is near the metro median. Nationally, overall safety sits slightly below midpack, while violent offense metrics trend modestly better than national averages and have improved year over year.
Property offenses are closer to national mid-range levels but have ticked up recently, which warrants standard operating vigilance (lighting, access controls, and resident engagement). In short, the area is competitive among metro peers, with improving violent offense trends offset by recent property offense increases.
Nearby corporate and logistics employers support a broad workforce tenant base and practical commute times, underpinning day-to-day leasing and renewals. The list below highlights transportation, food manufacturing, waste services, medical distribution, and fleet sales within a commutable radius.
- Kinder Morgan — energy infrastructure (5.5 miles)
- General Mills — food manufacturing (6.4 miles)
- Waste Management — waste services (14.5 miles)
- Mckesson Medical Surgical — medical distribution (15.3 miles)
- Ryder Vehicle Sales — fleet and logistics (16.7 miles)
This 118-unit 1989 vintage asset aligns with a submarket showing tight neighborhood occupancy and durable renter demand. Elevated local home values and a high value-to-income ratio reinforce the role of multifamily as a primary housing option, while grocery access is solid even as lifestyle amenities remain thinner. According to CRE market data from WDSuite, neighborhood occupancy sits at the top of the metro distribution, supporting a case for income stability if operations emphasize retention and measured rent setting.
Demographic signals within a 3-mile radius point to a growing household base and rising incomes, expanding the qualified renter pool over the medium term. The 1989 construction is newer than the neighborhood average, offering a competitive edge versus older stock; targeted upgrades and system modernization can further enhance positioning while managing long-term capital planning. Operators should monitor affordability pressure and localized property offense trends with proactive on-site measures.
- Tight neighborhood occupancy supports lease retention and stable collections
- High-cost ownership market sustains rental demand and pricing power
- 1989 vintage offers competitive positioning; targeted modernization can unlock value
- 3-mile demographic growth and rising incomes expand the renter pool
- Risk: thinner lifestyle amenities and recent property offense uptick call for active asset management