| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Good |
| Demographics | 16th | Poor |
| Amenities | 47th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 16775 San Bernardino Ave, Fontana, CA, 92335, US |
| Region / Metro | Fontana |
| Year of Construction | 1985 |
| Units | 98 |
| Transaction Date | 2016-02-12 |
| Transaction Price | $8,085,000 |
| Buyer | GROUP VIII COVINA PROPERTIES LP |
| Seller | PEACHTREE APARTMENTS 1 LLC |
16775 San Bernardino Ave, Fontana CA Multifamily Investment
Neighborhood occupancy is solid and renter demand is reinforced by a high-cost ownership market, according to CRE market data from WDSuite. This addresses stability for a 1985-built, 98-unit asset positioned for steady leasing performance in San Bernardino County.
Located in Fontana an Inner Suburb within the Riverside San Bernardino Ontario metro the neighborhood earns a B- rating and sits above the metro median (rank 525 of 997). Dining access is a relative strength: restaurant density ranks in the top percentile nationally, while grocery and pharmacy access are also strong (nationally high percentiles). By contrast, café and park density are limited, so lifestyle convenience skews toward everyday retail and services rather than boutique amenities, based on CRE market data from WDSuite.
Renter fundamentals are investable: the neighborhood s renter-occupied share is elevated (around 60%), indicating a deeper tenant pool for multifamily operators. At the broader 3-mile radius, renter share is just under half of occupied units, suggesting a mixed tenure profile that can still support demand and retention. Neighborhood occupancy is around 94%, which, paired with a rent-to-income ratio near 0.22, points to relatively manageable affordability pressure and potential for steady renewals rather than frequent turnover.
Vintage context matters for competitiveness. The average neighborhood construction year is 1973, while the subject was built in 1985 a newer cohort locally which can reduce near-term obsolescence risk versus older stock. Investors should still plan for modernization of systems and common areas to meet today s renter expectations.
Demographic statistics aggregated within a 3-mile radius show households grew modestly over the last five years and are projected to increase further by 2028 even as population trends edge lower a pattern consistent with smaller household sizes. Rising median incomes in the area support depth of demand for quality rentals, while elevated home values (nationally high percentile and a high value-to-income ratio) signal a high-cost ownership market that sustains reliance on multifamily housing and supports lease retention.
Safety indicators compare favorably in a national context. Property offense measures are in the top decile nationally and violent offense measures land in the top quartile nationwide, signaling comparatively stronger safety than many neighborhoods across the U.S., according to WDSuite s CRE market data.
Within the Riverside San Bernardino Ontario metro (997 neighborhoods), the area performs competitively rather than exceptionally on safety, and trends can vary by block and over time. Investors typically underwrite with standard operating practices lighting, access control, and partnership with local resources to sustain leasing performance and resident retention.
Nearby employment anchors span energy infrastructure, food manufacturing, environmental services, medical distribution, and fleet services. These employers proximity supports workforce housing demand and commute convenience for renters who value short drive times.
- Kinder Morgan energy infrastructure (4.2 miles)
- General Mills food manufacturing (6.6 miles)
- Waste Management environmental services (15.1 miles)
- Mckesson Medical Surgical medical distribution (15.6 miles)
- Ryder Vehicle Sales fleet services/sales (17.4 miles)
The 98-unit property at 16775 San Bernardino Ave combines stable neighborhood occupancy with a large renter-occupied base, reinforcing depth of tenant demand. Built in 1985, it is newer than the neighborhood s 1970s-vintage average, which can support competitive positioning versus older stock while leaving room for targeted value-add upgrades to interiors, common spaces, and building systems. Elevated home values and a high value-to-income ratio indicate a high-cost ownership market that supports rental reliance and lease retention. According to CRE market data from WDSuite, neighborhood occupancy is near the mid-90s and rent-to-income levels suggest manageable affordability pressure, supporting steady leasing and renewal prospects.
Within a 3-mile radius, households have grown with projections for further increases by 2028 even as population edges down, implying smaller household sizes and sustained need for professionally managed rentals. Strong everyday retail access (groceries and pharmacies) and abundant dining options add to livability, though limited parks/cafés and below-average school ratings call for thoughtful amenity programming and resident engagement to support retention.
- Stable neighborhood occupancy and deep renter-occupied base support leasing durability
- 1985 vintage offers competitive edge versus older local stock with clear value-add pathways
- High-cost ownership market reinforces renter reliance and potential retention
- 3-mile household growth and rising incomes expand the tenant pool for quality rentals
- Risks: limited parks/cafés and lower school ratings require amenity and operations focus