| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Best |
| Demographics | 16th | Poor |
| Amenities | 71st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 16311 Valencia Ave, Fontana, CA, 92335, US |
| Region / Metro | Fontana |
| Year of Construction | 1978 |
| Units | 60 |
| Transaction Date | 2005-01-19 |
| Transaction Price | $5,700,000 |
| Buyer | Fontana Housing Authority |
| Seller | Valencia Woods Partners, LP |
16311 Valencia Ave, Fontana Multifamily Investment
Neighborhood occupancy is high and renter demand is deep, according to WDSuite’s CRE market data, supporting steady cash flow potential at this mid-sized 60-unit asset. 1978 vintage points to practical value-add options alongside stable tenant retention drivers in San Bernardino County.
Fontana’s neighborhood metrics indicate durable renter demand and leasing stability. Neighborhood occupancy is strong (measured for the neighborhood, not the property) and sits in the top quartile nationally, while renter-occupied housing accounts for a large share of units, signaling a sizable tenant base and depth of demand for multifamily. Based on CRE market data from WDSuite, this submarket profile supports consistent leasing and renewal activity.
Amenity access is favorable for everyday needs: restaurants and parks are both in the upper tier nationally, and cafés and childcare density also rank well compared with neighborhoods across the country. These dynamics help with resident convenience and retention, even as the immediate area remains primarily Urban Core in character.
Home values in the neighborhood are elevated relative to many U.S. areas and the value-to-income ratio trends high, which typically sustains renter reliance on multifamily housing and can support pricing power. Rent-to-income levels remain within a manageable range for lease management, suggesting balanced affordability pressure and aiding renewal strategies.
Within a 3-mile radius, demographics show modest population growth and a faster rise in household counts, indicating a gradually expanding renter pool. Income trends have strengthened over recent years, which helps underpin demand for well-managed, renovated units. The local school ratings are below national averages, which may require tailored marketing for family renters, but the broader amenity mix and employment access offset some of that risk.
Comparable crime statistics for this neighborhood are not available in the current WDSuite data release. Investors typically benchmark property-level security measures, lighting, and access control against metro and city reporting and should monitor ongoing municipal updates for directional trends rather than relying on block-level assumptions.
Nearby corporate offices provide a broad employment base that supports workforce housing demand and commute convenience for renters, including Kinder Morgan, General Mills, Waste Management, McKesson Medical Surgical, and Ryder Vehicle Sales.
- Kinder Morgan — energy infrastructure (5.3 miles)
- General Mills — consumer packaged goods (7.0 miles)
- Waste Management — environmental services (15.1 miles)
- Mckesson Medical Surgical — healthcare distribution (15.9 miles)
- Ryder Vehicle Sales — transportation/logistics (17.3 miles)
16311 Valencia Ave is a mid-sized, 60-unit multifamily property in Fontana with neighborhood fundamentals that favor stable operations. The area shows strong neighborhood occupancy and a high share of renter-occupied housing, pointing to a deep tenant base and dependable leasing. Elevated ownership costs in the vicinity further reinforce renter reliance on multifamily housing, supporting pricing power for updated units. The 1978 construction year suggests clear value-add opportunities through targeted renovations and systems upgrades relative to the area’s slightly newer average stock.
Within a 3-mile radius, recent population growth and a faster increase in households indicate a gradually expanding renter pool, which supports occupancy stability and absorption of renovated units. According to commercial real estate analysis from WDSuite, the neighborhood’s amenity access and proximity to employment nodes strengthen retention, while below-average school ratings and an older vintage underscore the need for disciplined asset management and capital planning.
- Strong neighborhood occupancy and sizable renter-occupied share support stable leasing
- Elevated ownership costs reinforce rental demand and potential pricing power
- 1978 vintage offers value-add upside via renovations and system updates
- Amenity access and nearby employers aid retention and day-to-day convenience
- Risks: older building capex needs and below-average school ratings may affect family demand