| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 52nd | Poor |
| Demographics | 24th | Poor |
| Amenities | 47th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 17010 Marygold Ave, Fontana, CA, 92335, US |
| Region / Metro | Fontana |
| Year of Construction | 1980 |
| Units | 23 |
| Transaction Date | 2011-12-19 |
| Transaction Price | $4,050,000 |
| Buyer | REED GERALD E |
| Seller | REED GERALD E |
17010 Marygold Ave Fontana Multifamily Investment
Stabilized renter demand and mid-90s neighborhood occupancy, according to WDSuite’s CRE market data, point to steady income potential at this 23-unit asset. Location fundamentals favor workforce housing with daily-needs retail nearby and commuting access across the Inland Empire.
The property sits in an Inner Suburb of Fontana where daily convenience is a clear strength: neighborhood access to grocery stores and pharmacies ranks in the top quartile among 997 metro neighborhoods, while restaurant density is also competitive. By contrast, neighborhood counts for parks, cafes, and childcare are limited, suggesting residents lean on nearby cities for those amenities. These are neighborhood indicators, not property-specific features.
From a demand perspective, neighborhood multifamily occupancy is in the low-to-mid 90% range and above the national median, supporting leasing stability. Roughly half of local housing units are renter-occupied (upper-decile nationally), indicating a deep renter base that can sustain absorption and renewals. Rent levels sit above many U.S. neighborhoods, but a rent-to-income ratio near one-fifth signals manageable affordability and supports retention—an observation grounded in commercial real estate analysis from WDSuite.
Demographic data aggregated within a 3-mile radius shows population broadly flat over the past five years while households increased, pointing to smaller household sizes and a gradually expanding tenant base. Projections indicate more households and further declines in average household size through 2028, which typically supports multifamily demand by bringing more renters into the market. Rising median and mean household incomes in the same radius reinforce the potential for steady rent collections and measured pricing power.
The neighborhood’s average construction year skews older (early 1970s). With a 1980 vintage, the property is somewhat newer than the local stock, offering relative competitiveness versus older assets while still warranting a modernization plan for systems and finishes to protect long-term performance.
Neighborhood safety indicators are mixed relative to regional and national benchmarks. Compared with 997 metro neighborhoods, the area trends below the metro median for crime, while nationally it sits around the mid-40s percentile—neither among the safest nor the most challenged. Recent trends show estimated property offenses declining year over year, while estimated violent offenses ticked higher; investors should underwrite with a focus on lighting, access control, and tenant screening to support on-site stability. All figures reflect neighborhood-level patterns rather than property-specific incidents.
Proximity to logistics and corporate operations supports renter demand by shortening commutes for blue- and white-collar workers. Key nearby employers include Kinder Morgan, General Mills, Waste Management, Mckesson Medical Surgical, and Ryder Vehicle Sales.
- Kinder Morgan — energy infrastructure (3.9 miles)
- General Mills — food manufacturing/distribution (6.8 miles)
- Waste Management — environmental services (15.4 miles)
- Mckesson Medical Surgical — healthcare distribution (15.8 miles)
- Ryder Vehicle Sales — transportation/logistics (17.7 miles)
This 1980-vintage, 23-unit asset offers exposure to an Inland Empire neighborhood where renter demand is supported by above-median national occupancy, a deep renter-occupied housing base, and strong access to daily-needs retail. According to CRE market data from WDSuite, neighborhood occupancy has remained resilient while rent-to-income ratios imply manageable affordability—factors that can aid retention and limit downtime.
Within a 3-mile radius, households have grown despite flat population, and projections show additional household gains alongside smaller household sizes, which typically expands the renter pool. The property’s vintage is newer than the neighborhood average, suggesting relative competitiveness versus older stock; a targeted modernization program can further enhance leasing velocity and durability.
- Occupancy above national median supports income stability
- Deep renter-occupied share indicates strong tenant base
- 1980 vintage offers value-add via selective modernization
- Household growth and rising incomes within 3 miles bolster demand
- Risk: limited neighborhood parks/cafes and mixed safety trends warrant active management