| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 58th | Poor |
| Demographics | 29th | Fair |
| Amenities | 30th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8181 Redwood Ave, Fontana, CA, 92335, US |
| Region / Metro | Fontana |
| Year of Construction | 2003 |
| Units | 68 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
8181 Redwood Ave, Fontana CA Multifamily Investment
Neighborhood occupancy trends are above the metro median, supporting steady leasing and retention, according to WDSuite’s CRE market data. With a renter-occupied share near half of local housing units, depth of tenant demand is a core driver for this asset.
Located in an inner-suburb pocket of Fontana, the area offers day-to-day convenience with strong grocery access (competitive among Riverside–San Bernardino–Ontario neighborhoods at rank 86 out of 997 and top decile nationally). Restaurant density also ranks well (163 of 997 — competitive within the metro), while cafes, parks, and pharmacies are comparatively sparse, which investors should factor into positioning and amenities strategy.
The neighborhood’s renter-occupied share is elevated relative to many Inland Empire subareas, signaling a sizable tenant base and supporting multifamily demand. Neighborhood occupancy ranks above the metro median (476 of 997), a constructive signal for stability. Median contract rents benchmark in the upper national percentiles, and the rent-to-income profile suggests manageable affordability pressure that can aid lease retention rather than forcing excessive turnover.
Within a 3-mile radius, households have grown even as the total population edged down, indicating smaller average household sizes and a shift that typically increases the number of housing consumers. Forecasts call for further increases in households and incomes, which points to a larger, higher-earning renter pool over time. These dynamics, based on commercial real estate analysis from WDSuite, align with steady demand for well-maintained garden-style units.
The neighborhood housing stock skews older (average vintage 1970, rank 709 of 997), which can enhance the competitive positioning of newer assets. Local schools do not have a published average score in this dataset, so investors should underwrite education quality using property-specific catchments and alternative sources if it is material to renter profiles.
Safety indicators compare favorably both locally and nationally. The neighborhood ranks in the top decile for lower crime risk within the Riverside–San Bernardino–Ontario metro (51 of 997), and sits around the 76th percentile nationally for safer conditions. Recent trends show notable year-over-year declines in both violent and property offense estimates, which supports long-term leasing stability assumptions; still, underwriting should incorporate standard precautions and submarket variability.
Nearby corporate nodes in food manufacturing, midstream energy, waste services, medical distribution, and logistics provide a broad employment base that supports workforce housing demand and commute convenience for renters. The list below focuses on proximate employers likely to influence tenant retention and leasing.
- General Mills — food manufacturing/distribution (6.3 miles)
- Kinder Morgan — midstream energy offices (7.3 miles)
- Waste Management — environmental/waste services (13.6 miles)
- Mckesson Medical Surgical — medical distribution (14.7 miles)
- Ryder Vehicle Sales — logistics/transport (15.6 miles)
Built in 2003, this 68-unit asset is newer than much of the surrounding housing stock, positioning it competitively against older properties while still warranting targeted capital planning for aging systems. Neighborhood fundamentals are constructive: occupancy trends sit above the metro median and the local renter-occupied share indicates a deep tenant base, supporting stabilized operations and predictable lease rolls.
Within a 3-mile radius, households have increased and are projected to continue rising alongside higher incomes, pointing to a larger and more resilient renter pool over time. Rents benchmark in higher national percentiles, and, according to CRE market data from WDSuite, the rent-to-income profile suggests manageable affordability pressure that can support retention without foregoing pricing discipline. Primary risks to underwrite include thinner cafe/park/pharmacy amenity density and modest near-term population softness, which place a premium on on-site amenities and service quality.
- 2003 vintage offers competitive positioning versus older neighborhood stock, with practical capex planning for systems.
- Above-median neighborhood occupancy and elevated renter-occupied share support steady leasing and renewal velocity.
- 3-mile household growth and rising incomes indicate a larger, higher-earning renter pool.
- Rent levels and balanced rent-to-income dynamics support measured pricing power and retention.
- Risks: thinner off-site amenities (cafes/parks/pharmacies) and flat-to-soft population trends require strong property-level offerings.