| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Fair |
| Demographics | 19th | Poor |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 18125 Foothill Blvd, Fontana, CA, 92335, US |
| Region / Metro | Fontana |
| Year of Construction | 1987 |
| Units | 120 |
| Transaction Date | 1994-08-09 |
| Transaction Price | $10,818,700 |
| Buyer | ANNMAR SPRINGS LTD PARTNERSHIP |
| Seller | REDLANDS FEDERAL BANK |
18125 Foothill Blvd Fontana Multifamily Investment
Neighborhood data points to steady renter demand supported by above-median occupancy and a high share of renter-occupied units, according to WDSuite’s CRE market data. Investors should view this as a workforce housing location where stability hinges on renter concentration rather than on local amenity density.
Livability in this Fontana urban core pocket is driven more by housing access and regional connectivity than by immediate walkable amenities. Amenity density scores near the bottom among 997 metro neighborhoods, which suggests residents rely on broader trade areas for shopping and services. For multifamily operators, this typically places emphasis on on-site features, parking, and responsive management to support retention.
Renter demand signals are constructive. The neighborhood’s occupancy is above the national median, and renter-occupied share is high (competitive nationally), indicating a deeper tenant base and generally stable leasing conditions. Median contract rents rank in the upper quartile nationwide, reinforcing positioning that can sustain pricing provided operators manage value and renewals. School ratings trail metro averages, so resident priorities may skew toward affordability, commute, and unit functionality over school-district premiums.
Within a 3-mile radius, demographics show households have grown in recent years with household sizes edging down, expanding the pool of potential renters even as population growth has been modest. Looking ahead, 3-mile forecasts anticipate further increases in households alongside rising incomes, which supports occupancy stability and measured rent growth. These patterns align with workforce housing dynamics common in Inland Empire submarkets, based on CRE market data from WDSuite.
Asset vintage matters versus local stock: the average neighborhood construction year skews older (late-1960s). Built in 1987, the property is newer than much of the surrounding inventory, which can aid competitiveness against older comparables; however, investors should plan for ongoing system updates and selective renovations to keep the asset current.
Neighborhood-level safety metrics are not available in this dataset. Investors commonly benchmark conditions against city and metro sources and review multi-year trends rather than single-year snapshots. Property-level history, on-site lighting, and access control policies are typically evaluated alongside any available municipal data to contextualize risk.
Nearby employers are concentrated in logistics, industrial, and corporate operations, supporting a sizable workforce housing renter base and commute convenience for residents. Representative names include Kinder Morgan, General Mills, Waste Management, McKesson Medical-Surgical, and Ryder Vehicle Sales.
- Kinder Morgan — energy infrastructure (3.95 miles)
- General Mills — food manufacturing offices (9.15 miles)
- Waste Management — environmental services (17.48 miles)
- Mckesson Medical Surgical — healthcare distribution offices (18.15 miles)
- Ryder Vehicle Sales — transportation & fleet services (19.65 miles)
The investment case centers on renter demand depth and relative competitiveness versus older neighborhood stock. A 1987 vintage positions the asset ahead of many local comparables while still benefiting from targeted value-add through interior updates and common-area enhancements. Neighborhood occupancy trends sit above the national median and the renter-occupied share is high, indicating a broad tenant base and stable leasing environment. According to CRE market data from WDSuite, local median rents benchmark in the national upper quartile, suggesting pricing power when paired with prudent affordability management.
Within a 3-mile radius, households have increased with forecasts calling for further growth and rising incomes, which supports tenant pool expansion and retention. Amenity density is limited and school ratings are below metro averages, so operating strategy should emphasize on-site livability, maintenance execution, and value positioning to sustain occupancy and renewals.
- High renter concentration and above-median neighborhood occupancy support stable demand
- 1987 vintage is newer than much of the area stock, with clear value-add and modernization levers
- 3-mile household growth and income gains expand the tenant base and aid retention
- Nationally upper-quartile rent positioning allows measured pricing power with affordability oversight
- Risks: limited nearby amenity density and lower school ratings require strong on-site operations