| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Fair |
| Demographics | 27th | Fair |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8684 Sierra Ave, Fontana, CA, 92335, US |
| Region / Metro | Fontana |
| Year of Construction | 2002 |
| Units | 108 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
8684 Sierra Ave Fontana Multifamily Investment
Neighborhood occupancy remains in the mid‑90s and renter concentration is elevated, supporting stable leasing and renewal prospects according to WDSuite’s CRE market data.
Situated in Fontana’s inner suburban fabric of the Riverside–San Bernardino–Ontario metro, the area surrounding 8684 Sierra Ave benefits from strong daily-needs coverage. Neighborhood amenities rank 23rd out of 997 metro neighborhoods, and national amenity percentiles for groceries, restaurants, parks, and pharmacies are in the 90s, signaling convenient access that supports renter retention. Café density is competitive, while formal childcare options are limited, an operational nuance to consider for family-oriented unit mixes.
The multifamily backdrop is favorable: the neighborhood’s occupancy is in the upper 90% range and sits in the top quartile nationally, indicating steady absorption and lower downtime between turns. Renter-occupied share is high (top percentile nationally), which points to a deep tenant base and diversified demand across unit types—important for maintaining occupancy through cycles.
Property vintage at the asset level (built 2002) is newer than the neighborhood’s older housing stock. That positioning can offer a competitive edge versus pre‑1980s product, with potential for targeted modernization to keep pace with current finishes and systems while managing capital planning.
Within a 3‑mile radius, population and household counts have grown over the past five years, with forecasts indicating further household expansion alongside slightly smaller average household sizes. Rising incomes in this radius and projected rent growth support a larger tenant base and potential pricing power, though affordability management remains important for lease retention.
Home values in the neighborhood are elevated relative to incomes (high value‑to‑income ratios and above‑median home prices), creating a high‑cost ownership market. For investors, this tends to reinforce reliance on multifamily housing and helps sustain renter demand, supporting occupancy stability and renewal rates over time.
Safety trends are comparatively favorable in a metro context: the neighborhood’s composite crime positioning is competitive among Riverside–San Bernardino–Ontario areas, ranking within the better-performing cohort out of 997 neighborhoods. Nationally, the area scores in higher safety percentiles for both violent and property offenses, indicating comparatively lower incident rates versus many U.S. neighborhoods.
Recent movement shows mixed signals, including a noted uptick in property offense trends year over year. Investors should view safety as stable to favorable versus broader benchmarks, while monitoring short‑term fluctuations as part of ongoing asset and operations planning.
Proximity to established employers supports workforce housing demand and commute convenience for residents, with nearby roles concentrated in energy infrastructure, food manufacturing, waste services, medical distribution, and transportation/logistics.
- Kinder Morgan — energy infrastructure (4.7 miles)
- General Mills — food manufacturing (7.5 miles)
- Waste Management — waste services (15.7 miles)
- Mckesson Medical Surgical — medical distribution (16.5 miles)
- Ryder Vehicle Sales — transportation/logistics (17.9 miles)
8684 Sierra Ave is a 2002‑vintage, 108‑unit asset positioned in a high‑amenity inner suburban neighborhood where occupancy is in the top quartile nationally and renter concentration is high. Elevated ownership costs in the area help sustain multifamily reliance, while a growing 3‑mile household base expands the tenant pool and supports renewal dynamics. According to CRE market data from WDSuite, neighborhood fundamentals and amenity access are consistent with stable leasing and competitive positioning versus older local stock.
The asset’s early‑2000s vintage suggests a path for targeted value‑add—modernizing interiors and common areas to capture demand from residents seeking quality finishes without Class A pricing. Investors should balance this upside with prudent lease management given rent‑to‑income pressures and keep an eye on short‑term fluctuations in property offense trends.
- High neighborhood occupancy and deep renter base support stable leasing
- Elevated ownership costs reinforce renter reliance and pricing power
- 2002 construction offers competitive edge vs. older stock with value‑add potential
- Strong daily‑needs amenities (grocery, pharmacy, parks, restaurants) aid retention
- Risks: affordability pressure (rent‑to‑income) and recent uptick in property offense trends