| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Good |
| Demographics | 16th | Poor |
| Amenities | 47th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 16700 Marygold Ave, Fontana, CA, 92335, US |
| Region / Metro | Fontana |
| Year of Construction | 1989 |
| Units | 66 |
| Transaction Date | 1997-12-18 |
| Transaction Price | $7,100,000 |
| Buyer | HEJV LP |
| Seller | JUNIPER VILLAGE |
16700 Marygold Ave, Fontana CA Multifamily Investment
Neighborhood occupancy is steady and renter demand is supported by a high renter-occupied share, according to WDSuite’s CRE market data, positioning this asset for durable leasing in the Inland Empire.
Located in Fontana’s inner-suburban fabric of the Riverside–San Bernardino–Ontario metro, the neighborhood posts an estimated 94% occupancy and a high renter-occupied share around 60% at the neighborhood level — both signals of a deep tenant base rather than property-specific performance. Restaurant density is a standout strength (top tier nationally), while groceries and pharmacies are also well represented. Parks, cafes, and childcare are thinner locally, which may temper lifestyle appeal for some cohorts.
Relative to metro peers (997 neighborhoods), this area sits around the metro median overall (B- neighborhood rating). With a 1989 construction year, the property is newer than the neighborhood’s average 1973 vintage, indicating competitive positioning versus older stock; investors should still plan for targeted system upgrades typical of late-1980s product.
Within a 3-mile radius, household counts have trended up in recent years and are projected to continue increasing even as average household size declines — a pattern that expands the renter pool and supports occupancy stability. Median home values are elevated for the region, which can reinforce renter reliance on multifamily housing and support pricing power, while the neighborhood rent-to-income levels suggest manageable affordability pressure and potential for steady retention. This context, paired with sustained demand signals, supports a constructive outlook for multifamily property research at this address.
Safety indicators compare favorably to national benchmarks: property offenses are in a high national safety percentile (around the top decile), and violent offenses track in the top quartile nationally. These measures are neighborhood-level, not property-specific, and suggest comparatively supportive conditions for tenant retention relative to many U.S. neighborhoods.
Investors should continue to monitor local trends alongside broader Riverside–San Bernardino dynamics; even in comparatively safer areas, conditions can vary by block and over time. WDSuite’s time-series context indicates recent movement is mixed, warranting ongoing review as part of routine asset and leasing risk management.
Nearby corporate employment includes energy infrastructure, food manufacturing, environmental services, medical distribution, and fleet logistics — a diversified base that supports workforce housing demand and commute convenience for renters.
- Kinder Morgan — energy infrastructure (4.2 miles)
- General Mills — food manufacturing (6.5 miles)
- Waste Management — environmental services (15.0 miles)
- Mckesson Medical Surgical — medical distribution (15.5 miles)
- Ryder Vehicle Sales — fleet & logistics sales (17.4 miles)
This 66-unit, 1989-vintage asset benefits from neighborhood-level occupancy around 94% and a high concentration of renter-occupied housing, indicating a sizable tenant base and potential for stable leasing. The property’s vintage is newer than the area’s average stock, suggesting relative competitiveness versus 1970s-era properties, while prudent capital planning for aging building systems can unlock value-add opportunities. According to CRE market data from WDSuite, local home values are elevated versus incomes, which tends to sustain multifamily demand and support pricing power without overextending rent-to-income levels.
Within a 3-mile radius, household counts have risen and are projected to expand further even as average household size moderates — a combination that typically enlarges the renter pool and supports occupancy stability. Amenity coverage is anchored by strong restaurant, grocery, and pharmacy access, while thinner park and cafe density, lower average school ratings, and population softness are watch items when underwriting demand from specific renter segments.
- Newer-than-area vintage (1989) offers competitive positioning with targeted renovation and systems upgrades.
- Neighborhood-level occupancy and high renter-occupied share point to depth of tenant demand.
- Elevated ownership costs in the area reinforce renter reliance and potential pricing power.
- 3-mile household growth and shrinking household size support a larger renter pool over time.
- Risks: thinner parks/cafes, lower school ratings, and modest population softness may affect certain renter segments.