| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 20th | Poor |
| Amenities | 62nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8014 Mango Ave, Fontana, CA, 92336, US |
| Region / Metro | Fontana |
| Year of Construction | 1989 |
| Units | 92 |
| Transaction Date | 1997-02-14 |
| Transaction Price | $765,500 |
| Buyer | HESF LTD PARTNERSHIP |
| Seller | SANTA FE VILLAS |
8014 Mango Ave, Fontana — 92-Unit Multifamily
Neighborhood occupancy is strong and renter demand is durable in this Fontana urban core location, according to WDSuite’s CRE market data. The investment case centers on stable leasing fundamentals and a tenant base supported by a high-cost ownership market.
The property sits in a B+ rated Urban Core neighborhood that is competitive among Riverside–San Bernardino–Ontario submarkets (ranked 303 of 997 metro neighborhoods). Dining and daily-needs access are a local strength: restaurant, grocery, and pharmacy density track in the 90th+ national percentiles, while parks and formal childcare are limited within the neighborhood footprint. Investors should underwrite lifestyle convenience as a leasing aid, with fewer open-space amenities to market.
On neighborhood fundamentals, occupancy is reported at 98.4% and has improved over five years, placing the area in the top quartile nationally for stability. Median neighborhood rents have risen over the past cycle, and remain positioned above many inland peers; this aligns with continued demand for well-located units based on multifamily property research from WDSuite. Note that these occupancy and rent signals describe the surrounding neighborhood, not performance of the subject property.
Tenure patterns indicate depth in the renter pool: renter-occupied housing comprises roughly half of units (51.9%), a top-quartile share among 997 metro neighborhoods. For investors, this supports ongoing demand for multifamily product and can aid renewal velocity when combined with strong occupancy.
Within a 3-mile radius, population has grown in recent years and households expanded at a faster pace, with additional household growth projected. Rising median incomes and forecast rent gains in this radius suggest a larger tenant base and potential to support occupancy stability and disciplined pricing, according to WDSuite’s CRE market data. Larger average household sizes locally point to demand for two- and three-bedroom units; investors may wish to align unit mix and amenities accordingly.
Ownership costs in the neighborhood skew high relative to incomes (value-to-income ranks in the upper national percentiles), which reinforces renter reliance on multifamily housing and can support lease retention. School ratings, however, trend below national norms, which may modestly influence retention among family renters and should be considered in marketing and amenity strategy.
WDSuite’s current release does not provide verified crime metrics for this neighborhood, so comparative safety insights are limited here. Investors typically contextualize safety by benchmarking against city and county statistics, reviewing recent trend reports, and assessing visibility along nearby retail corridors and commuting routes.
As with any urban core setting, prudent underwriting may include on-site lighting, access control, and coordination with local patrol reports to support tenant confidence and retention.
Nearby employers provide a diversified employment base and commute convenience that can support leasing and renewal stability, including energy infrastructure, food manufacturing, environmental services, medical distribution, and transportation sales.
- Kinder Morgan — energy infrastructure (5.0 miles)
- General Mills — food manufacturing (8.2 miles)
- Waste Management — environmental services (16.3 miles)
- Mckesson Medical Surgical — medical distribution (17.1 miles)
- Ryder Vehicle Sales — transportation sales (18.4 miles)
Built in 1989, the asset is newer than the neighborhood’s older housing stock, offering a relative edge versus pre-1970 product while still warranting capital planning for systems modernization and select unit upgrades. Neighborhood leasing dynamics are favorable: occupancy sits well above national norms and renter concentration is high for the metro, indicating depth of tenant demand. A high-cost ownership context reinforces renter reliance on multifamily, supporting retention and pricing discipline through cycles.
Within a 3-mile radius, recent population growth, a notable increase in households, and forecast household expansion point to a larger tenant base over the medium term. Coupled with rising incomes and projected rent gains, this supports a thesis of steady demand for well-located, updated 1980s vintage units, based on commercial real estate analysis using WDSuite data.
- 1989 vintage offers competitive positioning versus older local stock, with value-add upside via targeted renovations
- Neighborhood occupancy in the top quartile nationally supports leasing stability (neighborhood metric, not property)
- Renter-occupied share is high for the metro, indicating depth of tenant demand
- High ownership costs in the area reinforce renter reliance, aiding retention and pricing power
- Risks: below-average school ratings and limited park/childcare amenities may affect some family renters; aging systems may require capex