| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Fair |
| Demographics | 22nd | Poor |
| Amenities | 29th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 17923 Arrow Blvd, Fontana, CA, 92335, US |
| Region / Metro | Fontana |
| Year of Construction | 1989 |
| Units | 36 |
| Transaction Date | 2016-12-12 |
| Transaction Price | $5,250,000 |
| Buyer | WHITCOMBE FAMILY TRUST |
| Seller | AMABEL APARTMENTS LLC |
17923 Arrow Blvd, Fontana Multifamily Investment
Neighborhood occupancy remains firm while a high-cost ownership market supports renter reliance, according to WDSuite s CRE market data. The combination points to steady tenant demand and durable cash flow potential for well-managed assets.
Situated in Fontana s inner-suburb fabric of the Riverside San Bernardino Ontario metro, the property benefits from neighborhood occupancy around 96.8%, which places the area in the top quartile nationally for stabilized tenancy based on CRE market data from WDSuite. Within a 3-mile radius, renter-occupied housing represents a substantial share of units (about half), signaling depth in the tenant base and support for leasing velocity.
The building s 1989 vintage is newer than the neighborhood s older housing stock (average construction year 1957). That positioning can be competitively advantageous versus legacy properties, while investors should still plan for selective modernization and systems updates to meet current renter expectations.
Local livability shows mixed signals for multifamily. Grocery access is strong (high concentration relative to the metro and nation), while parks, pharmacies, and cafes are comparatively sparse. Average school ratings are on the lower end (about 1.3 out of 5), which may temper appeal for some family renters and warrants attention to unit mix, amenities, and pricing strategy.
Home values in the neighborhood sit at elevated levels compared with national norms, reinforcing reliance on rental options and helping sustain tenant retention. Median rents are also comparatively high, but a rent-to-income ratio near 18% suggests manageable affordability pressure that can support occupancy stability with prudent lease management.
Demographics aggregated within 3 miles indicate population growth over the last five years and further increases projected, alongside a rising household count and slightly smaller average household size. These trends expand the local renter pool and can underpin steady multifamily absorption and renewal probability over time.
Safety patterns warrant balanced context. The neighborhood ranks 49 out of 997 metro neighborhoods on crime, indicating higher crime relative to the regional median. At the same time, WDSuite s national benchmarks place the area above the national median for safety overall, with violent and property offenses tracking in stronger percentiles nationally and showing year-over-year improvement.
For investors, this mix suggests underwriting that reflects regional positioning while recognizing improving trends and comparatively favorable national standing. Property-level security, lighting, and resident engagement can further support retention and reputation management.
Employment demand is supported by nearby corporate offices that draw a broad workforce and shorten commutes for renters, including Kinder Morgan, General Mills, Waste Management, McKesson Medical Surgical, and Ryder Vehicle Sales.
- Kinder Morgan energy infrastructure (3.8 miles)
- General Mills consumer foods (8.6 miles)
- Waste Management environmental services (17.0 miles)
- Mckesson Medical Surgical healthcare distribution (17.7 miles)
- Ryder Vehicle Sales transportation & logistics (19.2 miles)
This 36-unit, 1989-vintage asset sits in a neighborhood with strong occupancy and a renter base supported by elevated ownership costs. The property s relative youth versus older local stock can offer competitive positioning, with targeted capital plans to refresh interiors and building systems improving rentability and renewal odds. According to CRE market data from WDSuite, the neighborhood s occupancy trends and projected household growth within 3 miles point to a stable tenant pipeline.
Investor focus should balance demand depth with prudent underwriting for local services, school perceptions, and security measures. With thoughtful operations, the area s employment access, stable occupancy profile, and high-cost ownership context can support consistent leasing and income durability over a hold period.
- Stabilized neighborhood occupancy supports leasing continuity and renewal potential.
- 1989 vintage offers a competitive edge versus older stock, with value-add via targeted modernizations.
- Elevated home values locally reinforce renter reliance, aiding pricing power with careful lease management.
- 3-mile demographic trends indicate a larger household base ahead, supporting tenant demand.
- Risks: below-metro safety ranking, limited nearby parks/amenities, and school perceptions require operational attention.