| 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 | 1986 |
| Units | 52 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
8550 Citrus Ave, Fontana Multifamily Investment Thesis
Neighborhood fundamentals point to stable renter demand and high occupancy, according to WDSuite’s CRE market data, positioning this 52-unit, 1986-vintage asset for income-focused ownership with selective upgrades. Metrics cited refer to the surrounding neighborhood, not the property itself.
Located in Fontana’s inner suburb within the Riverside–San Bernardino–Ontario metro, the neighborhood posts an occupancy rate in the top decile nationally and is competitive among the metro’s 997 neighborhoods based on rank, signaling durable leasing conditions. Renter-occupied housing accounts for a high share of units, indicating a deep tenant base that can support absorption and retention through cycles.
Amenity access is mixed: restaurants are comparatively dense for the area (above national median), and grocery availability ranks above many peers, while parks, pharmacies, childcare, and cafes are limited locally. For investors, this suggests demand skews toward everyday convenience rather than lifestyle amenities—relevant for positioning and resident experience strategies.
Within a 3-mile radius, the population has grown modestly, households have increased, and projections indicate additional household growth alongside slightly smaller average household size. That combination typically expands the renter pool and supports occupancy stability and lease-up reliability. Median home values are elevated for the region, which can sustain reliance on multifamily rentals and help pricing power without overextending rent-to-income ratios.
The neighborhood’s housing profile ranks above the metro median, and the local average construction year skews early-1980s. With a 1986 construction date, the property is somewhat newer than the neighborhood average, which supports competitive positioning versus older stock—while still warranting capital planning for systems modernization and selective unit renovations.
Neighborhood safety appears slightly better than the national midpoint, with overall crime performance around the 52nd percentile nationwide based on WDSuite’s data. Relative to the Riverside–San Bernardino–Ontario metro’s 997 neighborhoods, recent trends show improving violent-offense conditions (top quintile for year-over-year improvement nationally), while property-offense rates have risen, indicating some volatility. Investors should view this as a mixed but manageable risk profile that may influence security measures and budgeting.
Proximity to regional employers supports a steady workforce renter base and commute convenience. Key nearby corporate operations include Kinder Morgan, General Mills, Waste Management, McKesson Medical Surgical, and Ryder Vehicle Sales.
- Kinder Morgan — energy infrastructure (5.6 miles)
- General Mills — food manufacturing offices (6.9 miles)
- Waste Management — environmental services (14.9 miles)
- Mckesson Medical Surgical — healthcare distribution (15.7 miles)
- Ryder Vehicle Sales — transportation & logistics (17.0 miles)
This 52-unit property, built in 1986, benefits from neighborhood occupancy that is strong relative to both metro and national benchmarks, supporting income stability. The renter-occupied share is high, suggesting depth in the tenant base. Elevated ownership costs in the area reinforce reliance on rentals, and within a 3-mile radius, households are expected to increase as average household size trends lower—both supportive of renter pool expansion. According to commercial real estate analysis from WDSuite, these dynamics align with steady demand for workforce-oriented product.
Vintage implies potential for targeted value-add: systems and common areas may warrant modernization for competitiveness against newer deliveries, while the asset’s slightly newer-than-neighborhood stock provides a useful baseline. Amenity limitations nearby and mixed safety signals warrant attention to resident services and operating protocols, but the core demand drivers—occupancy stability, renter depth, and household growth—remain favorable.
- Strong neighborhood occupancy and high renter concentration support leasing stability
- 1986 vintage offers value-add potential through systems upgrades and interior renovations
- Elevated ownership costs help sustain multifamily demand and pricing power
- 3-mile household growth outlook expands the tenant base and supports retention
- Risks: limited nearby amenities and uneven property offense trends may require enhanced resident services and security budgeting