| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Best |
| Demographics | 16th | Poor |
| Amenities | 71st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 16225 Arrow Blvd, Fontana, CA, 92335, US |
| Region / Metro | Fontana |
| Year of Construction | 1986 |
| Units | 106 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
16225 Arrow Blvd Fontana Multifamily Investment
Neighborhood fundamentals point to durable renter demand, with occupancy running at 98.1% and a high share of renter-occupied units at the neighborhood level, according to CRE market data from WDSuite. Investors screening Inland Empire assets may find the combination of stabilized occupancy and deep tenant base supports steady operations.
The property sits in Fontana’s Urban Core within the Riverside–San Bernardino–Ontario metro, where neighborhood livability indicators skew favorable for everyday convenience. Overall amenities rank 61st out of 997 metro neighborhoods, positioning the area competitively within the region and in the top quartile nationally by several categories.
Food and services are accessible: restaurants and cafes score in the upper national bands (restaurants around the high-80s percentile; cafes near the 90th percentile), and parks test in the high-80s percentile nationally. Grocery access trends above average nationally as well. One notable gap is pharmacies, which register low relative availability locally, suggesting residents may rely on nearby submarkets for prescriptions and health retail.
From an income and housing standpoint, neighborhood occupancy is 98.1% and ranks 231st of 997 in the metro — above the metro median and indicative of stable lease-up and retention dynamics. Renter concentration is high (renter-occupied share at the neighborhood level is among the strongest metro-wide), which typically supports multifamily absorption and renewals. Median home values trend toward the higher side for the region (nationally around the upper quartiles) while the value-to-income ratio also sits high, reinforcing reliance on rental housing and helping sustain demand. At the same time, a rent-to-income ratio near one-quarter suggests room for disciplined rent management without overextending affordability.
School quality in the immediate neighborhood measures below national norms (low national percentile), which can influence renter profiles and lease decisions for family households. Investors should underwrite accordingly by focusing on unit finishes, practicality, and community amenities that resonate with working households.
Demographics aggregated within a 3-mile radius show gradual population growth over the past five years and an 8% increase in households, expanding the tenant base. Forward-looking data points to additional household growth and slightly smaller average household sizes, which can support steady demand for multifamily units and promote occupancy stability relative to broader metro trends.
Comparable crime metrics for this specific neighborhood were not available in WDSuite at the time of analysis. For underwriting, investors typically benchmark city and police department trend reports and compare to nearby Inland Empire submarkets to assess relative safety and trajectory rather than block-level conditions.
A balanced approach is to review multi-year trends, daytime population effects, and property-level security measures during due diligence to contextualize risk alongside the area’s leasing stability and renter demand.
Nearby employers provide a sizable base of logistics, industrial services, healthcare distribution, and food manufacturing roles that align with workforce housing and support renter demand and retention. Specifically, the area draws from Kinder Morgan (energy infrastructure), General Mills (food manufacturing), Waste Management (environmental services), McKesson Medical Surgical (medical distribution), and Ryder (transport and logistics).
- Kinder Morgan — energy infrastructure (5.5 miles)
- General Mills — food manufacturing (7.1 miles)
- Waste Management — environmental services (15.1 miles)
- McKesson Medical Surgical — medical distribution (15.9 miles)
- Ryder Vehicle Sales — transport & logistics (17.2 miles)
This 106-unit asset benefits from neighborhood occupancy at 98.1% and a high renter-occupied share, signaling depth of tenant demand and leasing durability versus many Inland Empire peers. Elevated home values and a high value-to-income ratio in the neighborhood reinforce reliance on rental housing, while a rent-to-income ratio near one-quarter supports pragmatic pricing power and lease management, based on CRE market data from WDSuite.
Within a 3-mile radius, households have grown meaningfully over the past five years and are projected to increase further alongside slightly smaller household sizes — a setup that typically expands the renter pool and supports steady absorption. Amenity access is broadly strong (restaurants, cafes, parks), though investors should note lower-rated schools and limited pharmacy availability when positioning the asset for working households.
- High neighborhood occupancy and strong renter concentration support stable cash flow
- Elevated ownership costs in the area sustain rental demand and retention
- 3-mile household growth and smaller household sizes expand the renter base
- Amenity access (dining, cafes, parks) strengthens day-to-day livability for residents
- Risks: lower neighborhood school ratings and limited pharmacy access may influence leasing mix