| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Best |
| Demographics | 16th | Poor |
| Amenities | 71st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 16324 Merrill Ave, Fontana, CA, 92335, US |
| Region / Metro | Fontana |
| Year of Construction | 1986 |
| Units | 64 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
16324 Merrill Ave, Fontana Multifamily Investment
Positioned in an Urban Core pocket of Fontana with strong neighborhood occupancy and a deep renter base, this 64-unit asset benefits from durable tenant demand. Insights are grounded in the submarket context according to WDSuite’s CRE market data, supporting a focus on stability and steady leasing rather than speculative upside.
The property sits in a neighborhood rated A- within the Riverside–San Bernardino–Ontario metro, competitive among metro peers (227 of 997). Neighborhood-level occupancy is high and has trended upward over the last five years, an indicator of steady leasing conditions for multifamily owners rather than short-term volatility. These occupancy metrics reflect the neighborhood, not the property.
Amenities are a relative strength: restaurants, cafes, parks, childcare, and grocery access all outpace many areas nationally, with amenity density placing the neighborhood above the metro median and around the top third nationwide. One notable gap is pharmacy access, which is limited locally, so residents may rely on nearby submarkets for certain services.
Tenure patterns point to multifamily depth: the neighborhood’s renter-occupied share is elevated, suggesting a larger pool of households reliant on rentals and supporting demand stability for professionally managed assets. At the same time, the metro’s high-cost ownership market (value-to-income metrics in upper national percentiles) tends to sustain renter reliance on multifamily housing and can aid retention and pricing discipline. Rent-to-income levels remain manageable in context, which is constructive for renewal rates and cash flow resilience.
Within a 3-mile radius, demographics show modest population growth historically, with households projected to expand and average household size expected to ease. For investors, that combination typically enlarges the tenant base over time and can support occupancy stability and absorption of renovated units. School ratings trail national norms, which may influence unit mix appeal for family renters, but proximity to employment nodes and daily-needs amenities helps underpin day-to-day livability.
Comparable, neighborhood-level safety data for this specific area were not available in the current WDSuite release. Investors typically benchmark safety by reviewing multi-year metro and neighborhood trend sources and speaking with local property managers to understand block-level nuances over time. Use caution comparing cross-neighborhood figures when methodologies differ.
Nearby corporate offices support a broad employment base and commute convenience for renters, with presence across energy logistics, packaged foods, environmental services, medical distribution, and fleet services.
- Kinder Morgan — energy infrastructure (5.1 miles)
- General Mills — packaged foods (6.8 miles)
- Waste Management — environmental services (15.0 miles)
- Mckesson Medical Surgical — medical supply distribution (15.8 miles)
- Ryder Vehicle Sales — fleet and logistics (17.2 miles)
16324 Merrill Ave offers investors exposure to a high-occupancy, renter-oriented Urban Core location in San Bernardino County. Neighborhood amenity access is stronger than many areas nationally, while an elevated renter-occupied share and a high-cost ownership backdrop point to durable multifamily demand and renewal potential. According to CRE market data from WDSuite, the neighborhood has sustained strong occupancy over the past five years, aligning with a thesis centered on stable cash flows rather than outsized volatility.
Built in 1986, the asset presents typical mid-1980s systems and finishes. That vintage often supports a value-add program focused on interior updates and efficiency improvements, with capital planning calibrated to compete against newer product while leveraging a sizable local renter base. Within a 3-mile radius, steady population trends and an expanding household count suggest a larger tenant pool over time, supporting occupancy stability and leasing velocity for renovated units.
- High neighborhood occupancy and deep renter base support stable leasing
- Amenity access (food, parks, childcare, groceries) compares favorably to many areas
- 1986 vintage allows targeted value-add and efficiency upgrades to enhance NOI
- Household growth within 3 miles indicates a gradually expanding tenant pool
- Risks: limited pharmacy access, below-average school ratings, and data gaps on safety require local diligence