| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 14th | Poor |
| Amenities | 55th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 16823 Holly Dr, Fontana, CA, 92335, US |
| Region / Metro | Fontana |
| Year of Construction | 1988 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
16823 Holly Dr Fontana Multifamily Investment
This 20-unit property built in 1988 is situated in a neighborhood with strong occupancy fundamentals and above-average renter concentration, according to CRE market data from WDSuite, supporting stable tenant demand in the Riverside-San Bernardino-Ontario metro.
The neighborhood surrounding 16823 Holly Dr ranks in the top quartile nationally for occupancy, with neighborhood-level occupancy at 98.5% and a five-year increase of 4.0 percentage points. Renter-occupied units represent 62.7% of housing tenure, placing this submarket in the 95th percentile nationally for renter concentration—a signal of sustained multifamily demand and a deep tenant base for long-term lease stability.
Median contract rent in the neighborhood stands at $1,387, up 38.5% over five years, while median household income within a 3-mile radius is $75,556, reflecting a 43.3% increase since 2018. Demographic statistics aggregated within a 3-mile radius show a population of approximately 141,000 with household counts projected to grow 35% by 2028, expanding the renter pool and supporting absorption. Forecast median rent is expected to reach $2,057, a 42.7% increase, underscoring pricing power as income growth continues.
Constructed in 1988, the property is moderately older than the neighborhood average construction year of 1972, which ranks above the metro median. This vintage presents value-add and renovation upside for investors focused on capital improvements to capture rent growth in a market with strong occupancy trends and limited new supply pressure.
Home values in the neighborhood are elevated at a median of $447,666, up 57% over five years, with a value-to-income ratio in the 92nd percentile nationally. High ownership costs sustain rental demand and reinforce renter reliance on multifamily housing, limiting competition from ownership options. Amenity density is solid, with approximately 5 restaurants per square mile (81st percentile nationally) and 2 parks per square mile (94th percentile), supporting tenant retention through walkable access to everyday needs.
The neighborhood ranks 148th among 997 metro neighborhoods for overall crime, placing it in the 65th percentile nationally—above the metro median and competitive within the Riverside-San Bernardino-Ontario market. Property offense rates are estimated at 15.7 incidents per 100,000 residents, ranking in the 85th percentile nationally, with a year-over-year decline of 35.2% (78th percentile), reflecting improving trends that support tenant confidence and retention.
Violent offense rates are low at 3.6 incidents per 100,000 residents, placing the neighborhood in the 87th percentile nationally. However, the one-year change shows a 167.8% increase (11th percentile), which investors should monitor as part of ongoing due diligence. Overall, safety metrics remain above metro averages, and the recent improvement in property crime supports stable leasing conditions for long-term hold strategies.
The submarket benefits from proximity to several major corporate offices that anchor the regional employment base and support workforce housing demand. Nearest employers include Kinder Morgan, General Mills, and Waste Management, all within a 15-mile radius.
- Kinder Morgan — energy infrastructure (4.2 miles)
- General Mills — food manufacturing & distribution (6.7 miles)
- Waste Management — environmental services (15.3 miles)
- McKesson Medical Surgical — healthcare distribution (15.8 miles)
- Ryder Vehicle Sales — logistics & fleet services (17.6 miles)
16823 Holly Dr offers a stable multifamily hold in a neighborhood with occupancy fundamentals in the top quartile nationally and a renter-occupied share in the 95th percentile. Rent growth of 38.5% over five years, combined with forecast median rent increases to $2,057 by 2028, reflects sustained pricing power as household income within a 3-mile radius is projected to rise 47.2%. The property's 1988 construction year positions it for value-add improvements that can capture upside in a market with limited new supply and elevated ownership costs that reinforce rental demand.
Commercial real estate analysis from WDSuite shows the neighborhood ranks above the metro median across housing, occupancy, and amenity metrics, with strong access to parks and dining that support tenant retention. Demographic projections show household growth of 35% within the 3-mile radius by 2028, expanding the tenant base and supporting absorption. While the neighborhood's median household income ranks in the 30th percentile nationally, income growth trends are robust, and the rent-to-income ratio remains manageable for lease renewals. Investors should monitor the recent uptick in violent crime and conduct ongoing due diligence on property-level capital needs given the property's vintage.
- Neighborhood occupancy at 98.5%, top quartile nationally, with 62.7% renter concentration supporting stable demand
- Rent growth of 38.5% over five years and forecast 42.7% increase by 2028 reflect strong pricing power
- Elevated home values (92nd percentile value-to-income ratio) sustain rental demand and limit ownership competition
- 1988 vintage offers value-add upside through targeted renovations in a supply-constrained submarket
- Monitor recent violent crime increase and assess capital expenditure requirements given property age