| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Best |
| Demographics | 16th | Poor |
| Amenities | 71st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 16550 Arrow Blvd, Fontana, CA, 92335, US |
| Region / Metro | Fontana |
| Year of Construction | 1986 |
| Units | 92 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
16550 Arrow Blvd, Fontana CA Multifamily in High-Occupancy Urban Core
Neighborhood occupancy is 98.1%, supporting durable renter demand according to WDSuite’s CRE market data, with renter-occupied housing concentrated at the neighborhood level.
Situated in Fontana’s Urban Core (A- neighborhood rating), the area shows strong renter dynamics and steady operations. Neighborhood occupancy is high and has trended upward over the last five years, indicating resilient demand for multifamily units versus broader metro cycles. At the metro level (Riverside–San Bernardino–Ontario), this neighborhood is competitive, and nationally it sits in the top quartile for occupancy stability.
Livability inputs favor workforce renters: café, restaurant, grocery, and park densities benchmark above national medians, with cafés and restaurants in particularly high percentiles. By contrast, average school ratings trend below national norms, which can be a consideration for family-oriented leasing strategies. These are neighborhood-level indicators rather than property measures, and they can influence unit mix positioning and marketing.
Tenure patterns point to depth of demand: the neighborhood shows a high share of housing units that are renter-occupied (among the highest nationally), which typically supports consistent leasing velocity and renewal pipelines for multifamily assets. Ownership costs are elevated for the area relative to incomes (value-to-income metrics rank near the high end nationally), which tends to reinforce reliance on rental housing and can bolster pricing power when managed carefully.
Within a 3-mile radius, demographics indicate population growth over the last five years, with households expanding and average household size drifting smaller. Looking ahead to 2028, WDSuite data points to further increases in households and rising median incomes alongside rent growth projections, suggesting a larger tenant base and support for occupancy and rent rolls. These trends are directional signals for multifamily demand rather than guarantees.
Comparable neighborhood-level crime rankings are not available in WDSuite for this location, so investors typically benchmark safety using broader city and county resources and on-the-ground property management inputs. Given the Urban Core context, prudent measures—access control, lighting, and community engagement—are standard risk management practices for tenant retention and asset preservation.
Nearby employment nodes span energy logistics, food manufacturing, waste services, medical distribution, and fleet logistics, supporting a broad workforce renter base and commute convenience for residents.
- Kinder Morgan — energy pipelines and logistics (5.1 miles)
- General Mills — food manufacturing and distribution (7.4 miles)
- Waste Management — waste and environmental services (15.5 miles)
- Mckesson Medical Surgical — medical supplies distribution (16.3 miles)
- Ryder Vehicle Sales — fleet and logistics services (17.6 miles)
This 92-unit asset benefits from a neighborhood with high occupancy and a substantial renter-occupied housing base, indicating stable leasing conditions relative to the metro. Amenities are dense for cafés, restaurants, groceries, and parks, supporting daily convenience that can aid retention, while below-average school ratings suggest more emphasis on workforce and young adult segments. Elevated ownership costs in the neighborhood context tend to sustain reliance on rentals, which can support rent growth and steady absorption when balanced with affordability.
Within a 3-mile radius, WDSuite data shows recent population growth, a rising household count, and a gradual shift toward smaller households, all of which point to a larger renter pool over time. According to CRE market data from WDSuite, neighborhood occupancy outperforms national averages, and forward-looking income and rent projections imply continued support for cash flow durability, with careful lease management to monitor affordability pressure.
- High neighborhood occupancy and strong renter-occupied share support leasing stability and renewals.
- Dense amenities (cafés, restaurants, groceries, parks) enhance livability and retention for workforce renters.
- 3-mile demographics indicate population and household growth with smaller household sizes, expanding the renter pool.
- Elevated ownership costs in the neighborhood context reinforce rental demand and can support pricing power.
- Risk: Below-average neighborhood school ratings and limited medical retail (e.g., pharmacies) warrant tailored marketing and resident services to support retention.