| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 52nd | Poor |
| Demographics | 24th | Poor |
| Amenities | 47th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 17215 Marygold Ave, Fontana, CA, 92335, US |
| Region / Metro | Fontana |
| Year of Construction | 1973 |
| Units | 80 |
| Transaction Date | 2017-01-31 |
| Transaction Price | $12,900,000 |
| Buyer | Marygold Associates II LP |
| Seller | Marygold Garden Apartments |
17215 Marygold Ave, Fontana Multifamily Investment
Neighborhood fundamentals point to steady renter demand and solid occupancy, according to WDSuite’s CRE market data, supporting an income-focused strategy in Fontana’s inner-suburban core.
Located in Fontana’s Inner Suburb (neighborhood rating: C+), the area around 17215 Marygold Ave shows rent and occupancy stability relative to broader trends. Neighborhood occupancy is above the metro median among 997 Riverside–San Bernardino–Ontario neighborhoods, a constructive backdrop for lease retention and cash flow resilience. Note: these occupancy metrics reflect neighborhood conditions, not the property itself.
Daily-needs access is a local strength: grocery availability and pharmacies rank in the upper national percentiles, while restaurants are also plentiful. By contrast, the neighborhood offers fewer cafes and parks, which can temper lifestyle appeal but does not typically constrain workforce housing demand. Median contract rents in the neighborhood sit above the national median, reinforcing price positioning consistent with Inland Empire submarkets.
Tenure patterns indicate depth in the renter base: the share of housing units that are renter-occupied is in the top quartile nationally and above the metro median, implying a broad pool of prospective tenants and stable multifamily absorption. For investors, this suggests durable leasing velocity and fewer concessions during typical seasonal soft patches.
Within a 3-mile radius, demographics point to a gradually expanding tenant base. Population and household counts have grown in recent years and are projected to continue expanding, with household sizes edging lower—factors that generally support ongoing demand for rental units and occupancy stability. Household incomes have trended higher and are forecast to rise further, while neighborhood rent-to-income ratios remain moderate, which can aid retention and limit turnover risk. In addition, relatively accessible ownership costs locally can introduce some competition with for-sale options, so asset positioning and unit finishes matter for pricing power.
Vintage context: neighborhood housing stock skews early-1970s on average. Newer renovations and thoughtful common-area upgrades tend to differentiate assets versus older stock, but capital planning should be calibrated to submarket rent ceilings identified through commercial real estate analysis.
Safety indicators for the neighborhood track near the national mid-range, with a crime rank of 581 among 997 metro neighborhoods and national percentiles around the middle of the distribution. Recent data show property offenses trending down over the past year, while violent offenses ticked up—underscoring the importance of standard on-site measures such as lighting, access controls, and coordination with local community resources. Conditions vary by corridor and time of day; investors typically underwrite to neighborhood averages and current trend direction.
Proximity to diversified employers supports commuter convenience and renter demand, led by energy infrastructure, food distribution, waste services, medical supply distribution, and transportation-related operations nearby.
- Kinder Morgan — energy infrastructure (3.6 miles)
- General Mills — food manufacturing/distribution (6.9 miles)
- Waste Management — waste services (15.6 miles)
- Mckesson Medical Surgical — medical supply distribution (16.0 miles)
- Ryder Vehicle Sales — transportation/fleet services (17.9 miles)
This 80-unit asset sits in a neighborhood with occupancy above the metro median and renter-occupied share in the national top quartile—signals that typically support stable leasing and cash flow durability. Within a 3-mile radius, household and income growth, coupled with moderating household size, points to a gradually expanding renter pool that can sustain absorption over a multi-year hold. According to CRE market data from WDSuite, local rents are consistent with Inland Empire patterns, and rent-to-income levels remain manageable, aiding renewal execution.
At the same time, relatively accessible for-sale housing in the area suggests paying close attention to unit quality and amenity positioning to maintain pricing power. Amenity access favors daily needs (groceries, pharmacies, restaurants) over lifestyle elements (parks, cafes), which aligns with workforce demand but may cap premiums without targeted upgrades.
- Occupancy above the metro median and strong renter concentration support leasing stability.
- Expanding 3-mile household base and rising incomes underpin demand and retention.
- Daily-needs amenity density (groceries/pharmacies/restaurants) supports convenience-driven renter demand.
- Manageable rent-to-income levels aid renewals; value-focused upgrades can lift competitiveness versus older stock.
- Risk: accessible ownership options and mixed safety trends may temper rent growth without thoughtful positioning and operations.