| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Fair |
| Demographics | 27th | Fair |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 16838 Ceres Ave, Fontana, CA, 92335, US |
| Region / Metro | Fontana |
| Year of Construction | 2005 |
| Units | 93 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
16838 Ceres Ave, Fontana CA Multifamily Investment
Neighborhood fundamentals signal durable renter demand and occupancy stability, according to WDSuite’s CRE market data, with a deep renter base and service-rich surroundings supporting leasing consistency.
Located in Fontana’s inner-suburban fabric, the property benefits from a neighborhood rated A- and ranked 178 out of 997 within the Riverside–San Bernardino–Ontario metro—placing it in the top quartile among metro neighborhoods. For investors, this positioning suggests solid livability and demand drivers that help underpin consistent performance at the neighborhood level rather than at the property specifically.
Amenity density is a notable strength. Restaurant and grocery accessibility rank in the mid-to-high 90s nationally, with strong park and pharmacy coverage as well (parks ~93rd percentile; pharmacies ~99th). Cafe options are competitive (mid-80s percentile), though formal childcare availability is limited in the immediate area. This cluster of daily needs supports resident convenience and can aid retention.
Renter concentration is high: the share of housing units that are renter-occupied sits near the 97th percentile nationally, indicating a deep tenant pool. Neighborhood occupancy is also strong (high-70s to low-80s national percentile) and has trended up over the last five years, which supports investor confidence in demand depth; again, these metrics reflect the neighborhood, not the subject property.
Within a 3-mile radius, population grew modestly over the last five years while households increased at a faster clip, and forecasts indicate continued household growth with gradually smaller average household sizes. This points to a larger tenant base and potential demand for a mix of unit types, including 1–2 bedrooms, which can help stabilize occupancy and leasing.
Ownership costs are elevated relative to incomes (high national percentiles for home values and value-to-income), which typically sustains renter reliance on multifamily housing. Median contract rents in the neighborhood sit above the national midpoint, and the rent-to-income ratio implies some affordability pressure; investors should focus on lease management and renewal strategies to maintain pricing power without impairing retention.
Vintage context: the asset’s 2005 construction is materially newer than the neighborhood’s average vintage (1960s). That generally enhances competitive positioning versus older stock, while still warranting capital planning for mid-life systems and selective modernization to capture value-add upside.
Relative to the Riverside–San Bernardino–Ontario metro, the neighborhood’s overall crime rank (183 out of 997) places it in the top quartile among metro neighborhoods, and national positioning is above average (around the low-60s percentile). This comparative standing indicates a generally favorable safety profile versus many peer areas.
Trend signals are mixed. Violent offense indicators track very strong on a national basis and have improved modestly year-over-year, while property-related incidents show a recent uptick. Investors should underwrite with standard operating assumptions—lighting, access control, and resident engagement—consistent with workforce-oriented suburban assets, and monitor local trends over time.
The surrounding Fontana–western Inland Empire employment base skews toward logistics, industrial, and consumer goods, supporting workforce renter demand and commute convenience for residents. Key nearby employers include energy infrastructure, packaged foods, waste services, medical distribution, and fleet logistics.
- Kinder Morgan — energy infrastructure (4.6 miles)
- General Mills — consumer foods (7.4 miles)
- Waste Management — waste services (15.7 miles)
- Mckesson Medical Surgical — medical supplies distribution (16.3 miles)
- Ryder Vehicle Sales — fleet logistics (17.8 miles)
16838 Ceres Ave offers 93 units built in 2005, positioning the asset competitively against the neighborhood’s older housing stock. The submarket’s strong renter concentration and above-average neighborhood occupancy—measured for the neighborhood, not the property—support depth of tenant demand and leasing stability. Elevated ownership costs in the area tend to sustain reliance on rental housing, while nearby daily-needs amenities enhance livability and retention. Based on commercial real estate analysis and CRE market data from WDSuite, the neighborhood sits in the metro’s top quartile, aligning with steady fundamentals for screening and comparison.
Forward-looking demographics within a 3-mile radius point to an expanding household base and gradually smaller household sizes, reinforcing the renter pool and potential demand for a balanced unit mix. While the 2005 vintage reduces near-term functional obsolescence risk relative to older comparables, investors should plan for mid-life systems and targeted upgrades. Affordability pressures (higher rent-to-income at the neighborhood level) and a recent uptick in property-related incidents warrant prudent lease and asset management.
- Newer 2005 vintage versus neighborhood average, supporting competitive positioning
- High renter-occupied share and above-average neighborhood occupancy support demand depth
- Amenity-rich corridor (groceries, restaurants, parks, pharmacies) aids retention and leasing
- Expanding 3-mile household base suggests sustained tenant pool and unit-mix flexibility
- Risks: neighborhood affordability pressure and recent property-incident uptick call for careful lease and security management