| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Good |
| Demographics | 38th | Fair |
| Amenities | 15th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7993 Lime Ave, Fontana, CA, 92336, US |
| Region / Metro | Fontana |
| Year of Construction | 1987 |
| Units | 56 |
| Transaction Date | 2012-12-05 |
| Transaction Price | $5,520,000 |
| Buyer | Tayebi LLC |
| Seller | Stephen & Grace Chen |
7993 Lime Ave Fontana Multifamily Investment
Neighborhood occupancy is exceptionally tight, supporting durable cash flow potential according to WDSuite’s CRE market data. With renter demand reinforced by a high-cost ownership landscape in San Bernardino County, the asset benefits from steady tenant depth.
Located in Fontana’s inner-suburb fabric of the Riverside–San Bernardino–Ontario metro, the property sits in a neighborhood rated C+ and ranked 621 out of 997 metro neighborhoods. That places it above the metro median on several housing fundamentals while still competing with stronger submarkets nearby.
Renter demand signals are constructive: neighborhood occupancy is among the tightest measured (top tier locally), which typically supports leasing stability and limited downtime. Within a 3-mile radius, renter-occupied housing units account for an estimated 37% of stock, indicating a meaningful tenant base for multifamily while still leaving room for demand growth as households expand.
Livability is mixed. Amenity density is thin for cafes, groceries, restaurants, and parks relative to the metro, though pharmacy access is comparatively strong (nationally above the 80th percentile). Average school ratings in the neighborhood track in the lower national percentiles, which can moderate family-driven demand but often aligns with workforce housing profiles focused on value and commute convenience.
Pricing context favors rentals: neighborhood home values sit in the upper national percentiles, reinforcing reliance on multifamily for many households and supporting retention and pricing power. Median contractual rents in the neighborhood also rank high nationally while the rent-to-income ratio trends around lower national percentiles, suggesting manageable affordability pressure from an investor standpoint.
Vintage is 1987, newer than the neighborhood average construction year (1973). That positioning can enhance competitiveness versus older stock, while investors should still plan for mid-life system updates or selective renovations to sustain appeal and occupancy.
Safety indicators compare favorably at a national level: overall crime conditions align around the 74th percentile nationally, and violent offense estimates track near the 98th percentile, indicating comparatively safer outcomes versus neighborhoods nationwide. Property-offense conditions align around the 83rd percentile nationally, though recent year-over-year changes indicate an uptick locally—an operational point to monitor in underwriting and security planning.
As with any single-neighborhood view, conditions can vary by block and over time; investors should corroborate trends with current, local data and align on-site measures accordingly.
The area’s employment base offers a mix of logistics, energy, food manufacturing, healthcare distribution, and fleet services that supports workforce housing demand and commute convenience for renters near the property. The closest nodes include Kinder Morgan, General Mills, Waste Management, McKesson Medical Surgical, and Ryder Vehicle Sales.
- Kinder Morgan — energy infrastructure (6.5 miles)
- General Mills — food manufacturing offices (7.2 miles)
- Waste Management — environmental services (14.8 miles)
- Mckesson Medical Surgical — healthcare distribution (15.8 miles)
- Ryder Vehicle Sales — fleet & logistics services (16.8 miles)
This 56-unit, 1987-vintage asset positions ahead of older neighborhood stock, offering relative competitiveness with room for targeted modernization. Tight neighborhood occupancy and a sizable renter concentration within a 3-mile radius point to stable leasing conditions, while elevated home values in the area support sustained reliance on rentals and potential pricing resilience. According to CRE market data from WDSuite, neighborhood rent levels track high nationally even as rent-to-income metrics suggest manageable affordability pressure for many local households—factors that can underpin retention.
Counterbalances include thinner neighborhood amenities and below-average school scores, which can temper certain demand segments, and a recent uptick in property-related offenses that warrants prudent on-site management and budgeting. Overall, the submarket’s employment access and maturing household growth trajectory indicate a durable tenant base with incremental upside from selective renovations and operational discipline.
- Tight neighborhood occupancy supports leasing stability and limited downtime.
- 1987 vintage is newer than area average, with value-add via targeted system updates and unit refreshes.
- Elevated home values reinforce renter reliance, aiding pricing power and retention.
- Employment access to logistics, energy, and healthcare distribution supports steady tenant demand.
- Risks: thinner amenities, lower school ratings, and a recent uptick in property offenses require active management.