| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Good |
| Demographics | 29th | Fair |
| Amenities | 25th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8550 Citrus Ave, Fontana, CA, 92335, US |
| Region / Metro | Fontana |
| Year of Construction | 1987 |
| Units | 52 |
| Transaction Date | 2005-09-02 |
| Transaction Price | $4,500,000 |
| Buyer | THE CAPITAL FORESIGHT LP |
| Seller | PA CITRUS BREEZE LP |
8550 Citrus Ave Fontana Multifamily Investment Thesis
Neighborhood occupancy is strong with stable renter demand, according to WDSuite’s CRE market data, supporting durable income fundamentals for a 1987 vintage asset in Fontana.
Located in Fontana’s inner-suburban fabric of the Riverside–San Bernardino–Ontario metro, the neighborhood posts high occupancy (top quartile nationally) and an elevated renter-occupied share of housing units (also top quartile nationally). For multifamily investors, that combination points to a deep tenant base and supports leasing stability across cycles rather than reliance on one-off lease-ups.
Within a 3-mile radius, population has expanded modestly in recent years and households are projected to continue increasing through the forecast period, while average household size trends lower. That dynamic typically broadens the renter pool and can sustain demand for a range of unit types. Median household incomes in the area are comparatively healthy, and rent levels benchmark above national norms, yet the rent-to-income relationship indicated by WDSuite suggests manageable affordability pressure that can aid retention and reduce turnover risk.
Ownership costs in the neighborhood sit on the higher side versus national comparisons, which tends to reinforce reliance on rental housing and supports pricing power for well-maintained communities. Dining access is comparatively solid relative to peer neighborhoods, while parks, pharmacies, and cafes are sparse inside neighborhood boundaries; residents typically tap amenities elsewhere in the metro. Neighborhood NOI per unit trends modestly above national medians, signaling income performance that aligns with investor expectations for stabilized suburban assets.
The property’s 1987 construction is newer than the local average vintage, offering a competitive edge versus older stock. That said, investors should plan for targeted modernization and systems updates over the hold to maintain positioning against renovated comparables.
Safety indicators are mixed in comparative terms. Overall crime levels sit roughly around national mid-range, but violent offense measures trend in a safer direction than many neighborhoods nationwide and have improved over the past year. Property offense rates compare less favorably and have risen recently, so prudent security measures and asset design that supports visibility and access control remain relevant operational considerations.
At the metro scale (Riverside–San Bernardino–Ontario, 997 neighborhoods), safety positioning is neither an outlier high nor low. For investors, the takeaway is to underwrite to standard suburban risk protocols, monitor property offense trends, and lean on professional management practices to support resident comfort and retention.
The area draws on a diversified employment base in energy infrastructure, food manufacturing, environmental services, medical distribution, and transportation, which supports workforce renter demand and commute convenience for residents.
- Kinder Morgan — energy infrastructure (5.6 miles)
- General Mills — food manufacturing (6.8 miles)
- Waste Management — environmental services (14.9 miles)
- Mckesson Medical Surgical — medical distribution (15.7 miles)
- Ryder Vehicle Sales — transportation & logistics (17.0 miles)
8550 Citrus Ave aligns with core suburban fundamentals: high neighborhood occupancy and a strong renter-occupied housing share indicate a deep tenant base, while median incomes and a reasonable rent-to-income relationship support retention. Based on CRE market data from WDSuite, the area’s rents benchmark above national norms and occupancy performance sits in the top quartile nationally, reinforcing income durability for stabilized assets.
Constructed in 1987, the asset is newer than the neighborhood average, offering competitive positioning versus older properties. Targeted renovations and systems updates can capture value-add upside over the hold, particularly as household growth within a 3-mile radius expands the renter pool and homeownership costs remain comparatively high in the local context.
- High neighborhood occupancy and elevated renter concentration support stable leasing
- 1987 vintage provides a competitive edge with clear modernization upside
- Household growth within 3 miles points to a larger tenant base over time
- Ownership costs comparatively high, reinforcing sustained rental demand
- Risk: property offense trends have risen recently—underwrite for security and professional management