| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Good |
| Demographics | 31st | Fair |
| Amenities | 27th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8952 Fontana Ave, Fontana, CA, 92335, US |
| Region / Metro | Fontana |
| Year of Construction | 1993 |
| Units | 23 |
| Transaction Date | 2003-11-04 |
| Transaction Price | $1,192,000 |
| Buyer | ROMO JOSE LUIS |
| Seller | DU STELLA |
8952 Fontana Ave, Fontana CA — 23-Unit Multifamily Investment
Neighborhood occupancy trends sit above the national median and renter demand is supported by a high share of renter-occupied housing units, according to WDSuite’s CRE market data. This inner-suburb location in San Bernardino County offers stable cash flow fundamentals with room for disciplined asset management.
Neighborhood dynamics and livability
The property sits in an inner-suburb pocket of Fontana where neighborhood-level occupancy is above the national median and broadly in line with metro norms, based on CRE market data from WDSuite. A high renter concentration (share of housing units that are renter-occupied) indicates a deep tenant base that can support leasing and renewal activity through cycles.
Retail convenience is a relative strength: grocery and restaurant density test well above national medians, while cafés, parks, and pharmacies are thinner locally. For investors, this mix points to everyday retail access that supports resident retention, though limited park and café inventory may modestly cap lifestyle appeal versus higher-amenity submarkets.
Schools in the surrounding area rate near the national midpoint, which can sustain family renter demand without commanding top-tier pricing. Median home values in the neighborhood score in higher national percentiles, reflecting a high-cost ownership market that tends to reinforce reliance on multifamily rentals and support lease stability.
Within a 3-mile radius, households have grown over the past five years and are projected to continue increasing, with smaller average household sizes over time. This pattern expands the renter pool and supports occupancy stability and absorption for a range of unit types.
Vintage is another consideration: the average neighborhood construction year skews older than this property’s 1993 build. The asset’s newer vintage relative to local stock can be a competitive advantage, while targeted modernization of interiors and systems may still enhance positioning against newer deliveries.
Safety context
Neighborhood safety indicators perform above the national median and are above the metro median among 997 neighborhoods in the Riverside–San Bernardino–Ontario area, per WDSuite. Recent data also show year-over-year declines in violent incidents, which supports renter confidence and lease retention without relying on block-level assertions.
As with any urban-suburban corridor, conditions can vary by micro-location and property operations. Investors typically mitigate residual risk through lighting, access controls, and community engagement, aligning on-the-ground practices with the area’s improving trendline.
Nearby corporate offices provide a diversified employment base that supports renter demand and commute convenience for workforce households. Notable nearby employers include Kinder Morgan, General Mills, Waste Management, McKesson Medical Surgical, and Ryder Vehicle Sales.
- Kinder Morgan — energy infrastructure (5.2 miles)
- General Mills — food manufacturing offices (6.6 miles)
- Waste Management — environmental services (14.8 miles)
- Mckesson Medical Surgical — healthcare distribution (15.6 miles)
- Ryder Vehicle Sales — transportation & logistics (17.0 miles)
This 23-unit asset built in 1993 benefits from a renter-heavy neighborhood, elevated ownership costs that sustain reliance on rentals, and neighborhood occupancy levels that sit above national medians. According to CRE market data from WDSuite, local grocery and restaurant access is strong relative to national benchmarks, aiding day-to-day livability and supporting renewal rates, while household growth within a 3-mile radius points to a larger tenant base over time. The vintage is newer than the neighborhood average, suggesting competitive positioning with potential to capture value through selective modernization.
Key watch items include thinner lifestyle amenities such as parks and cafés and school ratings near the national midpoint, which may modestly limit top-end rent premiums. Disciplined asset management, resident services, and targeted upgrades can help sustain occupancy and rent growth in line with local demand depth.
- Renter-heavy neighborhood supports a deep tenant base and renewal stability
- Elevated ownership costs reinforce multifamily demand and pricing power
- 1993 vintage is newer than area average, with value-add upside via targeted modernization
- Household growth within 3 miles expands the renter pool over time
- Risk: thinner park/café amenities and mid-level school ratings may limit top-end premiums