| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Best |
| Demographics | 16th | Poor |
| Amenities | 71st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 16674 Arrow Blvd, Fontana, CA, 92335, US |
| Region / Metro | Fontana |
| Year of Construction | 1980 |
| Units | 22 |
| Transaction Date | 1996-05-30 |
| Transaction Price | $264,000 |
| Buyer | MCHANEY MIKE |
| Seller | FEDERAL NATIONAL MORTGAGE ASSOCIATION |
16674 Arrow Blvd, Fontana CA — 22-Unit Multifamily Opportunity
Neighborhood occupancy is strong and renter demand is deep, according to WDSuite’s CRE market data, positioning this Fontana asset for stable leasing conditions.
Located in the Urban Core of Fontana within the Riverside–San Bernardino–Ontario metro, the neighborhood posts a 98.1% occupancy rate at the neighborhood level, placing it in the top decile nationally and in the top quartile among 997 metro neighborhoods. For investors, this indicates historically tight availability that can support rent collections and minimize downtime in typical leasing cycles.
Renter concentration is high: roughly three-quarters of housing units are renter-occupied at the neighborhood level, a profile that implies a broad tenant base for multifamily properties and supports ongoing demand depth. At the same time, the median rent sits above national norms while the rent-to-income ratio trends on the lower side nationally, a combination that can support retention with disciplined lease management.
Amenity access is a relative strength. Dining density sits in the upper national percentiles (restaurants and cafes both well above average), parks score in a high national percentile, and the area is competitive among Riverside–San Bernardino–Ontario neighborhoods on overall amenities (ranked favorably relative to 997 neighborhoods). However, pharmacy access lags, which may modestly affect daily convenience for some residents. Average school ratings trend in the lower national percentiles, which is a consideration for family-oriented tenant segments.
Construction in the neighborhood averages 1984; this property’s 1980 vintage is slightly older, which can present value-add or selective modernization opportunities. Median home values are elevated for the region and high in national percentile terms, and the value-to-income ratio sits high as well—an ownership landscape that often sustains reliance on rental housing and supports multifamily demand dynamics.
Within a 3-mile radius, demographics show steady population growth in recent years and an increase in households, with forecasts indicating further household expansion alongside a modest reduction in average household size. These trends typically translate into a larger tenant base and diversified demand drivers, supporting occupancy stability over the medium term.
Comparable crime metrics for this specific neighborhood were not available in the current WDSuite release. Investors commonly contextualize safety by reviewing multi-year city and precinct trends, property-level incident history, and local stakeholder input to triangulate conditions relative to nearby Riverside–San Bernardino–Ontario submarkets.
Nearby corporate offices help underpin renter demand through commute convenience and a broad employment base. Key employers within a typical workforce commuting radius include Kinder Morgan, General Mills, Waste Management, McKesson Medical-Surgical, and Ryder.
- Kinder Morgan — energy infrastructure offices (5.0 miles)
- General Mills — food manufacturing offices (7.5 miles)
- Waste Management — environmental services offices (15.6 miles)
- McKesson Medical Surgical — healthcare distribution offices (16.4 miles)
- Ryder Vehicle Sales — transportation & logistics offices (17.7 miles)
Built in 1980 with 22 units, the property sits in a neighborhood characterized by tight occupancy and a high share of renter-occupied housing units—factors that typically support leasing stability and reduce exposure to extended vacancy. According to CRE market data from WDSuite, the neighborhood’s occupancy trends rank favorably versus metro peers and are strong nationally, while elevated ownership costs in the area tend to sustain reliance on multifamily housing.
Amenity access is a relative advantage (restaurants, cafes, and parks score well nationally), and 3-mile demographics point to rising households and a diversified age mix—signals consistent with a larger tenant base over time. The 1980 vintage may call for targeted capital planning, but it also sets the stage for value-add upgrades that can improve competitive positioning against slightly newer stock.
- Tight neighborhood occupancy and deep renter base support leasing stability
- Elevated ownership costs in the area reinforce multifamily demand
- Strong amenity access (dining, parks) enhances resident appeal and retention
- 1980 vintage offers value-add potential via selective renovations
- Risks: lower average school ratings and limited pharmacy access may narrow certain demand segments