| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Best |
| Demographics | 16th | Poor |
| Amenities | 71st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8710 Oleander Ave, Fontana, CA, 92335, US |
| Region / Metro | Fontana |
| Year of Construction | 1987 |
| Units | 84 |
| Transaction Date | 1998-07-10 |
| Transaction Price | $2,805,000 |
| Buyer | KAHN IGNAT LLC |
| Seller | WALKER ROB D |
8710 Oleander Ave, Fontana Multifamily Investment
Neighborhood fundamentals point to durable renter demand and high occupancy at the area level, according to CRE market data from WDSuite. Metrics cited below refer to the surrounding neighborhood, not the property itself.
Located in Fontana within the Riverside–San Bernardino–Ontario metro, the neighborhood carries an A- rating and is competitive among metro neighborhoods (ranked 227 of 997). The area shows strong renter demand signals at the neighborhood level, with occupancy performance in the top decile nationally and positioned competitively in the metro (231 of 997), supporting stable leasing conditions for multifamily owners.
Renter concentration in the neighborhood is high, with a large share of housing units renter-occupied (top national percentile), indicating meaningful depth in the tenant base and potential support for retention through cycles. Median contract rents in the neighborhood have risen over the past five years, while a rent-to-income ratio near one-quarter suggests room for disciplined pricing power and lease management.
Livability drivers are mixed. Restaurants, cafes, groceries, and parks are comparatively dense (national percentiles in the upper quartiles), which helps support day-to-day convenience and neighborhood activation. However, pharmacy access is limited within the immediate neighborhood. Average school ratings are below national norms, which investors may factor into marketing and positioning strategies.
Vintage matters: the property was built in 1987, slightly newer than the neighborhood’s average construction year of 1984. This positions the asset as relatively competitive versus older stock, though investors should still plan for modernization of aging systems or targeted renovations to capture value-add potential over a hold period.
Within a 3-mile radius, demographics show steady population growth in recent years and an increase in households, with projections indicating further household expansion alongside slightly smaller average household sizes. Rising median incomes and a high-cost ownership landscape (value-to-income levels elevated versus national norms) reinforce reliance on multifamily housing, supporting occupancy stability and a broader renter pool over time.
Neighborhood-level safety metrics were not available from WDSuite for this location at the time of publication. Investors should review city and county crime trend data and engage local property management to understand block-by-block dynamics. As always, assess lighting, access control, and visibility as part of standard due diligence.
Nearby employers provide a diverse blue- and white-collar employment base that can support renter demand and commuting convenience. Key names in proximity include Kinder Morgan, General Mills, Waste Management, McKesson Medical Surgical, and Ryder Vehicle Sales.
- Kinder Morgan — energy infrastructure (5.3 miles)
- General Mills — food manufacturing/distribution (6.9 miles)
- Waste Management — environmental services (15.0 miles)
- McKesson Medical Surgical — healthcare distribution (15.8 miles)
- Ryder Vehicle Sales — transportation/logistics (17.1 miles)
The 84-unit, 1987-vintage asset at 8710 Oleander Ave benefits from neighborhood-level occupancy that ranks competitively within the Riverside–San Bernardino–Ontario metro and sits in the upper decile nationally, indicating a supportive backdrop for leasing stability. High renter-occupied share at the neighborhood level points to a deep tenant base, while an ownership market characterized by elevated value-to-income ratios tends to sustain reliance on rentals and can underpin pricing power with careful lease management. Based on multifamily property research from WDSuite, area rents and household incomes have trended upward, reinforcing demand durability.
The property’s vintage is slightly newer than the neighborhood average, suggesting relative competitiveness versus older stock, yet still offering scope for targeted value-add through unit and system updates. Within a 3-mile radius, population has grown and households are projected to expand further as average household sizes gradually decline—signals that can broaden the renter pool and support occupancy through the cycle. Investors should balance these strengths against local service gaps (e.g., pharmacy access) and below-average school ratings when crafting positioning and amenities.
- Competitive neighborhood occupancy and deep renter base support leasing stability
- 1987 vintage offers value-add potential alongside relative competitiveness vs. older stock
- High-cost ownership context reinforces rental demand and measured pricing power
- 3-mile area shows rising incomes and growing households, expanding the renter pool
- Risks: limited pharmacy access and below-average school ratings may affect positioning