| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 14th | Poor |
| Amenities | 55th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8919 Mango Ave, Fontana, CA, 92335, US |
| Region / Metro | Fontana |
| Year of Construction | 1973 |
| Units | 25 |
| Transaction Date | 2023-07-11 |
| Transaction Price | $6,300,000 |
| Buyer | 25 MANGOS LLC |
| Seller | PETER AND MARY BON TRUST |
8919 Mango Ave, Fontana CA Multifamily Investment
Neighborhood occupancy is consistently high and renter demand is reinforced by a majority renter-occupied housing base, according to WDSuite’s CRE market data.
Situated in Fontana’s Urban Core within the Riverside–San Bernardino–Ontario metro, the neighborhood posts strong occupancy and ranks competitive among metro neighborhoods (439 of 997 overall; occupancy rank 187 of 997). High neighborhood occupancy supports income stability for multifamily assets, while a renter-occupied share near two-thirds signals depth in the tenant base rather than reliance on marginal demand.
Local livability features are a mixed but serviceable draw. Dining and cafes are relatively dense (both above national norms), and park access trends in the upper tier nationally, offering everyday convenience and recreation that can aid leasing and retention. By contrast, neighborhood childcare and pharmacy options are thin; investors should expect some residents to rely on nearby submarkets for those services.
Home values sit on the higher side for the area, and the value-to-income ratio trends elevated versus national benchmarks. In practice, a high-cost ownership market can sustain renter reliance on multifamily housing and support occupancy durability. At the same time, neighborhood rent-to-income indicators suggest manageable affordability pressure, which can help with lease renewals and limit turnover risk.
Demographic statistics aggregated within a 3-mile radius show modest population growth and an increase in households alongside gradually smaller household sizes. Rising incomes over the past five years and projected gains through 2028 point to a larger tenant base with improving ability to meet rent, which supports stable absorption rather than outsized volatility. These trends align with investor expectations for steady, workforce-oriented demand rather than speculative lease-ups often seen in rapidly building submarkets.
Safety signals are nuanced. Compared with neighborhoods nationwide, this area performs above average on several indicators (national percentiles trend favorable). Within the Riverside–San Bernardino–Ontario metro, however, its crime rank places it in a more challenged cohort (148 out of 997 metro neighborhoods, where lower ranks indicate higher crime). This split suggests investors should underwrite with metro-relative caution while recognizing that national comparisons are more favorable.
Recent data also show a one-year increase in violent offense rates even as property offense trends improved. For underwriting, this argues for prudent security and operating assumptions, ongoing monitoring of local enforcement and community initiatives, and emphasis on visible management presence to support resident confidence and retention.
Employment access is diversified across energy infrastructure, food manufacturing, environmental services, healthcare distribution, and logistics sales, supporting workforce housing demand and commute convenience for renters in this neighborhood.
- Kinder Morgan — energy infrastructure (4.2 miles)
- General Mills — food manufacturing offices (7.5 miles)
- Waste Management — environmental services (15.9 miles)
- Mckesson Medical Surgical — healthcare distribution (16.5 miles)
- Ryder Vehicle Sales — logistics & vehicle sales (18.1 miles)
This 25-unit asset sits in a neighborhood with consistently high occupancy and a sizable renter-occupied share, supporting stable collections and everyday leasing velocity. Elevated ownership costs in the area reinforce reliance on rental housing, while neighborhood rent-to-income signals indicate manageable affordability pressure that can aid renewal rates. According to CRE market data from WDSuite, the neighborhood’s occupancy performance ranks competitive within the metro and compares favorably at the national level.
Within a 3-mile radius, steady population growth, rising incomes, and an increasing household count point to a gradual expansion of the tenant base through 2028. Amenity access is strongest in parks and everyday dining, with thinner coverage for childcare and pharmacies; underwriting should assume resident willingness to travel for certain services. Safety indicators are mixed—national comparisons are favorable, but metro-relative rankings warrant prudent operating assumptions.
- High neighborhood occupancy and majority renter-occupied housing support income stability
- Elevated ownership costs sustain rental demand and pricing durability
- 3-mile trends show rising incomes and more households, enlarging the tenant base
- Parks, dining, and cafes bolster retention; residents may travel for childcare/pharmacy needs
- Risk: Metro-relative safety rank and recent violent offense uptick call for conservative assumptions