| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Best |
| Demographics | 16th | Poor |
| Amenities | 71st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 16405 Valencia Ave, Fontana, CA, 92335, US |
| Region / Metro | Fontana |
| Year of Construction | 1987 |
| Units | 21 |
| Transaction Date | 1996-01-30 |
| Transaction Price | $205,000 |
| Buyer | SIERRA DREAM32 LLC |
| Seller | RUBIN FAMILY TRUST |
16405 Valencia Ave, Fontana Multifamily Investment
High neighborhood occupancy and a deep renter base suggest steady demand, according to WDSuite’s CRE market data, positioning this 21-unit asset for durable leasing in San Bernardino County.
The property sits in an Urban Core neighborhood rated A- and ranked 227 out of 997 metro neighborhoods, placing it in the top quartile among Riverside–San Bernardino submarkets by overall fundamentals. Neighborhood occupancy is strong at 98.1% and in the top decile nationally, indicating resilient leasing conditions that can help support income stability for multifamily investors.
Renter demand is a clear strength: about 76% of housing units in the neighborhood are renter-occupied (ranked 25 of 997), signaling a large tenant base and depth for renewals and new leases. Within a 3-mile radius, population and household counts have risen in recent years and are projected to continue growing, with smaller average household sizes over time—trends that typically broaden the renter pool and support occupancy stability.
Day-to-day amenities are competitive for an Inland Empire location: cafes and restaurants rank in the top quartile among 997 metro neighborhoods and near the 90th percentile nationally, while grocery access is competitive among Riverside–San Bernardino neighborhoods. One service gap to note is limited pharmacy presence locally, which may affect convenience-sensitive residents.
For pricing power and retention, the ownership landscape matters: home values sit in a high-cost ownership market (around the 90th national percentile for value-to-income), which can reinforce renter reliance on multifamily housing. Neighborhood median contract rents trend above national norms (around the low 70s percentile), while rent-to-income levels near one-quarter suggest watchpoints for affordability pressure that owners can manage through lease strategy and unit positioning. According to WDSuite’s CRE market data, NOI per unit is around the national median, consistent with stabilized, workhorse assets rather than outsized risk or outperformance.
Comparable, block-level crime statistics are not available in the WDSuite dataset for this neighborhood. Investors should contextualize safety using city and county resources, property-level incident history, and on-the-ground observations, and benchmark conditions against nearby Riverside–San Bernardino submarkets to assess tenant retention considerations.
Nearby logistics, energy infrastructure, consumer goods, and healthcare distribution employers support a broad workforce renter base and commute convenience for residents, including Kinder Morgan, General Mills, Waste Management, McKesson Medical Surgical, and Ryder Vehicle Sales.
- Kinder Morgan — energy infrastructure (5.2 miles)
- General Mills — consumer foods (7.1 miles)
- Waste Management — environmental services (15.2 miles)
- McKesson Medical Surgical — healthcare distribution (16.0 miles)
- Ryder Vehicle Sales — transportation and logistics (17.4 miles)
This Fontana asset benefits from a top-quartile neighborhood profile within the Riverside–San Bernardino metro, anchored by high occupancy, a very large renter-occupied share, and amenity access that is competitive for the Inland Empire. The surrounding 3-mile area shows ongoing population and household growth with signs of a gradually diversifying income mix, supporting a larger tenant base and demand for rental units.
According to CRE market data from WDSuite, neighborhood occupancy trends are in the top decile nationally and rents sit above national norms, while the ownership market remains high-cost relative to incomes—factors that generally sustain renter demand and lease retention. Investors should monitor affordability pressure and local service gaps (such as limited pharmacy access) alongside school quality and broader economic cyclicality when underwriting renewals and rent growth.
- Top-quartile neighborhood standing in metro with high occupancy supporting income stability
- Very high renter-occupied share indicates deep tenant base and steady leasing
- Competitive amenity access (food, cafes, groceries) reinforces livability and retention
- High-cost ownership context underpins multifamily demand and pricing power
- Risks: affordability pressure, limited pharmacy convenience, and varying school quality