| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Best |
| Demographics | 16th | Poor |
| Amenities | 71st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8845 Citrus Ave, Fontana, CA, 92335, US |
| Region / Metro | Fontana |
| Year of Construction | 1985 |
| Units | 25 |
| Transaction Date | 2019-02-01 |
| Transaction Price | $13,300,000 |
| Buyer | CITRUS II PRESERVATION LIMITED PARTNERSH |
| Seller | CITRUS GROVE PRESERVATION LIMITED PARTNE |
8845 Citrus Ave Fontana Multifamily Investment
This 25-unit property sits in an Urban Core neighborhood with 98.1% occupancy rates and strong rental demand dynamics. The area demonstrates above-average NOI per unit performance according to CRE market data from WDSuite.
This Urban Core neighborhood in Fontana ranks 227th among 997 metro neighborhoods, earning an A- rating with competitive fundamentals for multifamily investors. The area demonstrates strong occupancy metrics at 98.1%, placing it in the 90th percentile nationally and indicating robust tenant retention. With 76.1% of housing units occupied by renters (98th percentile nationally), the neighborhood maintains a deep rental market that supports consistent demand.
Built in 1985, this property aligns with the neighborhood's average construction year of 1984, suggesting potential value-add opportunities through strategic renovations and unit improvements. Median contract rents of $1,378 reflect affordability compared to regional standards, while home values averaging $438,306 reinforce rental demand as ownership costs remain elevated relative to household incomes.
Demographics within a 3-mile radius show a population of approximately 142,700 with stable household formation trends. The area features strong amenity access including restaurants (87th percentile nationally), grocery stores (75th percentile), and parks (88th percentile), supporting tenant appeal and retention. Forecasted household growth of 39.3% over the next five years, coupled with projected median rent increases to $1,998, suggests expanding renter demand and pricing power potential.
Crime data for this specific neighborhood is not currently available in the dataset. Investors should conduct independent due diligence on local safety conditions and consider consulting with local law enforcement agencies, property management companies, and recent crime statistics from the San Bernardino County Sheriff's Department to assess security considerations for tenant retention and property operations.
The employment base includes major corporate offices within commuting distance, providing workforce housing opportunities for professional tenants. Key employers support diverse industry sectors from energy infrastructure to consumer goods.
- Kinder Morgan — energy infrastructure (5.4 miles)
- General Mills — consumer goods (6.7 miles)
- Waste Management — environmental services (14.8 miles)
- McKesson Medical Surgical — healthcare services (15.5 miles)
- Ryder Vehicle Sales — transportation services (16.9 miles)
This 25-unit property offers compelling fundamentals in a neighborhood demonstrating exceptional occupancy stability at 98.1% and strong renter concentration at 76.1% of housing units. Built in 1985, the property presents value-add potential through strategic improvements while benefiting from established tenant demand patterns. Commercial real estate analysis indicates the area's NOI per unit performance exceeds many comparable neighborhoods, supported by affordable rent levels and projected household growth of 39.3% over five years within the 3-mile radius.
The Urban Core location provides access to diverse employment centers and strong amenity density, with restaurants and parks ranking in the top quartile nationally for accessibility. Forecasted rent growth to $1,998 median levels suggests pricing power opportunities, while the high renter share indicates sustained multifamily demand. However, investors should note the area's lower educational attainment levels and conduct thorough due diligence on local safety conditions given limited crime data availability.
- Exceptional 98.1% neighborhood occupancy rates demonstrate tenant retention strength
- High 76.1% renter concentration supports consistent multifamily demand
- Value-add potential through 1985 vintage requiring strategic capital improvements
- Projected 39.3% household growth within 3-mile radius over next five years
- Risk consideration: Limited crime data requires additional safety due diligence