| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 20th | Poor |
| Amenities | 62nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8021 Mango Ave, Fontana, CA, 92336, US |
| Region / Metro | Fontana |
| Year of Construction | 1987 |
| Units | 56 |
| Transaction Date | 2025-01-21 |
| Transaction Price | $10,850,000 |
| Buyer | GROUP XIII PROPERTIES LP |
| Seller | MING-LIANG CHANG |
8021 Mango Ave, Fontana Multifamily Investment
Neighborhood renter demand is durable, with occupancy running high in this Fontana pocket according to WDSuite’s CRE market data, supporting stable cash flow prospects for a 1987 vintage asset.
The property sits in an Urban Core neighborhood rated B+ and is competitive among Riverside–San Bernardino–Ontario neighborhoods (ranked 303 out of 997). Amenity access is a relative strength: grocery, restaurant, and pharmacy density all track in the low- to mid-90s nationally by percentile, while cafes are also plentiful. Park and childcare access are limited locally, which may temper appeal for some family renters.
Occupancy in the neighborhood is 98.4% (top quartile within the 997-neighborhood metro and strong nationally), indicating tight supply and helping underpin rent collections and lease retention. Median asking rents in the area trend above national norms, while the neighborhood’s rent-to-income ratio near 0.21 suggests manageable affordability pressure that can support resident retention with prudent lease management.
Tenure patterns indicate depth in the renter base: about 52% of housing units are renter-occupied, a share that sits high nationally and typically supports consistent leasing velocity for multifamily. Elevated home values (roughly 83rd percentile nationally) and a high value-to-income ratio reinforce reliance on rental housing, which can aid occupancy stability and pricing power for well-positioned assets.
Within a 3-mile radius, the population and household counts have been expanding and are projected to continue growing over the next five years, pointing to a larger tenant base. Household sizes are trending slightly smaller, which can increase demand for multifamily units, while rising household incomes provide context for sustained rent levels. School ratings in the immediate neighborhood score below metro and national averages; investors should underwrite this by focusing on unit finishes, amenities, and commute convenience rather than school-driven demand.
Vintage context: the asset’s 1987 construction is newer than the neighborhood’s average stock from 1968, providing competitive positioning versus older inventory. However, systems and common areas may still benefit from targeted modernization to defend rents and reduce long-term capital needs.
Comparable neighborhood safety data are not available in this dataset. Investors should review city and police-reported trends for Fontana and benchmark against nearby Riverside–San Bernardino–Ontario neighborhoods for a like-for-like view. As with any Urban Core location, prudent measures include verifying multi-year trend direction and property-level security features during diligence.
Proximity to regional corporate offices supports workforce housing demand and commute convenience for residents. Notable nearby employers include Kinder Morgan, General Mills, Waste Management, McKesson Medical Surgical, and Ryder Vehicle Sales.
- Kinder Morgan — energy infrastructure (4.9 miles)
- General Mills — food manufacturing offices (8.3 miles)
- Waste Management — environmental services offices (16.4 miles)
- Mckesson Medical Surgical — healthcare distribution offices (17.2 miles)
- Ryder Vehicle Sales — transportation & logistics offices (18.5 miles)
This 56-unit, 1987-vintage Fontana asset benefits from tight neighborhood fundamentals, with occupancy running in the top quartile locally and strong nationally. Elevated home values and a high value-to-income ratio indicate a high-cost ownership market that tends to sustain multifamily demand and support rent collections. Within a 3-mile radius, population and household growth—paired with rising incomes—point to a broadening tenant base and stable leasing conditions.
The vintage is newer than the area’s average stock, giving the property relative competitiveness versus older inventory, while targeted upgrades to interiors and building systems can capture value-add upside and manage long-run capital exposure. According to CRE market data from WDSuite, amenity density is a local strength, though limited parks/childcare access and below-average school ratings should be reflected in underwriting and positioning.
- Tight neighborhood occupancy supports cash flow stability
- High-cost ownership market reinforces renter demand and pricing power
- 1987 construction is newer than local stock, with value-add potential via modernization
- Expanding 3-mile population and households signal a growing tenant base
- Risks: limited parks/childcare and below-average school ratings may temper family appeal