| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Best |
| Demographics | 16th | Poor |
| Amenities | 71st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8560 Oleander Ave, Fontana, CA, 92335, US |
| Region / Metro | Fontana |
| Year of Construction | 1988 |
| Units | 71 |
| Transaction Date | 1994-09-12 |
| Transaction Price | $500,000 |
| Buyer | HILBERT PROPERTIES II |
| Seller | PALM COURT 72 |
8560 Oleander Ave, Fontana CA Multifamily Investment
High neighborhood occupancy and a deep renter base indicate durable leasing fundamentals for a 71-unit asset, according to WDSuite’s CRE market data. Strong location drivers in Fontana support stable demand with room for selective value-add on a 1988-vintage property.
Neighborhood fundamentals are favorable for multifamily. The area posts an occupancy rate that ranks in the top quartile among 997 metro neighborhoods, supporting revenue stability and limiting downtime between turns. Renter-occupied housing comprises a large share of neighborhood units, signaling a deep tenant base and steady absorption potential for comparable properties.
Daily-life amenities are a relative strength: restaurant and park density sit in the top quartile nationally, and cafes score competitively as well. Grocery access trends above national norms, while pharmacy presence is comparatively thin — an operational detail to weigh when marketing resident services. School quality is weaker (average ratings near the lower end nationally), which may influence unit mix and positioning for households with school-age children.
Vintage matters for competitiveness. Built in 1988, the subject’s era is slightly newer than the neighborhood average stock from the early 1980s. That positioning can help versus older comparables, though investors should budget for aging systems and targeted renovations to protect rent roll and leasing velocity. Housing values locally are elevated relative to incomes (high value-to-income ratio in the neighborhood), which tends to sustain rental demand and support retention when paired with managed rent-to-income levels.
Within a 3-mile radius, demographics show modest population growth over the last five years and a larger increase in households, with projections calling for further household gains alongside smaller average household sizes. For investors, that implies a gradually expanding renter pool, supporting occupancy stability and pricing discipline. These signals, paired with above-median amenity access and solid location fundamentals in the Riverside–San Bernardino–Ontario metro, align with prudent commercial real estate analysis focused on durable cash flow.
Comparable crime statistics for this neighborhood are not available in the current WDSuite dataset. Without rank or percentile data, investors should benchmark the property’s micro-area using city and county reports, evaluate recent trend direction, and compare to peer submarkets across the Riverside–San Bernardino–Ontario metro.
A practical underwriting approach is to assess security provisions, lighting, access control, and proximity to well-trafficked corridors, and to monitor public-safety trends over time rather than relying on one-time snapshots.
Nearby corporate operations provide diversified employment nodes that support renter demand and commute convenience, including energy infrastructure, consumer foods, waste services, medical distribution, and logistics.
- Kinder Morgan — energy infrastructure (5.35 miles)
- General Mills — consumer foods (7.03 miles)
- Waste Management — waste services (15.10 miles)
- Mckesson Medical Surgical — medical distribution (15.90 miles)
- Ryder Vehicle Sales — logistics & fleet sales (17.22 miles)
This 71-unit, 1988-vintage asset in Fontana benefits from top-quartile neighborhood occupancy among 997 metro neighborhoods and a high concentration of renter-occupied housing units, supporting steady leasing and cash flow durability. Elevated home values relative to incomes in the neighborhood reinforce reliance on rental housing, while rent-to-income levels around one-quarter help with retention and lease management. According to CRE market data from WDSuite, amenity density is competitive nationally for restaurants, parks, and cafes, adding to day-to-day livability.
Within a 3-mile radius, households have grown faster than population and are projected to expand further, with smaller average household sizes — a setup that can enlarge the renter pool and support occupancy stability. The 1988 construction provides a modest competitive edge versus older local stock, with potential to capture upside through targeted modernization of interiors and building systems to sustain pricing power.
- Top-quartile neighborhood occupancy and strong renter concentration support stable cash flow
- High-cost ownership market sustains multifamily demand and retention
- Amenity-rich location (restaurants, parks, cafes) enhances leasing velocity
- 1988 vintage with value-add potential via targeted system and interior updates
- Risks: weaker school ratings and limited pharmacy access may influence family appeal and convenience