| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Best |
| Demographics | 16th | Poor |
| Amenities | 71st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 16638 Valencia Ave, Fontana, CA, 92335, US |
| Region / Metro | Fontana |
| Year of Construction | 1988 |
| Units | 20 |
| Transaction Date | 1996-09-23 |
| Transaction Price | $385,000 |
| Buyer | VARGAS FRANK |
| Seller | EASTERN INTERNATIONAL BANK |
16638 Valencia Ave Fontana Multifamily Investment
This 20-unit property built in 1988 benefits from neighborhood occupancy rates of 98.1%, ranking in the top quartile nationally and indicating strong rental demand fundamentals in the Riverside-San Bernardino metro.
Located in an Urban Core neighborhood rated A- among 997 metro neighborhoods, this Fontana location demonstrates solid fundamentals for multifamily investors. The area maintains a 98.1% occupancy rate, ranking in the 90th percentile nationally, while 76.1% of housing units are renter-occupied—placing it in the 98th percentile for rental share nationwide. These metrics indicate a stable tenant base with limited rental competition from ownership.
Demographics within a 3-mile radius show a population of approximately 159,000 with projected growth to 162,000 by 2028. Household income averages $96,567, with median household income forecast to rise 41% to $116,800 over the next five years. The area's median contract rent of $1,511 represents reasonable affordability relative to income levels, though investors should monitor rent-to-income ratios as wages and housing costs evolve.
The property's 1988 construction year aligns with the neighborhood average, suggesting consistent building stock without immediate capital expenditure pressures from significantly aged infrastructure. Amenity access includes strong restaurant density (87th percentile nationally) and adequate grocery access (75th percentile), supporting tenant retention. However, limited pharmacy access and below-average school ratings (15th percentile nationally) may affect certain demographic segments' location preferences.
Safety data for this specific neighborhood is not currently available in the dataset. Investors should conduct independent due diligence on local crime trends and consult with property management companies familiar with the Fontana submarket to assess security considerations and any related operational costs or tenant concerns.
The surrounding employment base includes several corporate offices within reasonable commuting distance, providing workforce housing opportunities for professional tenants.
- Kinder Morgan — energy infrastructure (4.9 miles)
- General Mills — consumer goods (7.4 miles)
- Waste Management — environmental services (15.5 miles)
- McKesson Medical Surgical — healthcare distribution (16.3 miles)
This 20-unit Fontana property presents a stable cash flow opportunity supported by exceptional neighborhood-level occupancy metrics. According to CRE market data from WDSuite, the area's 98.1% occupancy rate ranks in the 90th percentile nationally, while the high renter-occupied share (76.1%) indicates limited ownership competition. With household income growth projected at 41% over five years and population expansion supporting rental demand, the fundamentals suggest sustained tenant interest.
The 1988 construction vintage aligns with neighborhood norms, minimizing immediate capital expenditure concerns while potentially offering value-add opportunities through selective unit improvements. However, investors should evaluate the impact of below-average school ratings and limited pharmacy access on target tenant demographics, particularly families with children.
- Exceptional occupancy stability with 98.1% neighborhood rate ranking 90th percentile nationally
- High rental market share (76.1%) limits ownership competition and supports demand
- Strong projected household income growth (41% over five years) supports rent growth potential
- Risk consideration: Below-average school ratings may limit appeal to family demographics