| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 14th | Poor |
| Amenities | 55th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9125 Pepper Ave, Fontana, CA, 92335, US |
| Region / Metro | Fontana |
| Year of Construction | 1986 |
| Units | 21 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
9125 Pepper Ave Fontana Multifamily Investment
This 21-unit property benefits from strong neighborhood-level occupancy at 98.5% and substantial rental housing demand, with 62.7% of area units renter-occupied according to CRE market data from WDSuite.
The Urban Core neighborhood surrounding this 1986-built property ranks in the top quartile nationally for occupancy rates at 98.5%, reflecting strong tenant retention and limited vacancy risk among the 997 neighborhoods in the Riverside-San Bernardino-Ontario metro. Median contract rents of $1,387 position the area competitively for workforce housing, while the substantial renter-occupied share of 62.7% indicates deep rental demand that supports lease-up velocity.
Demographic data aggregated within a 3-mile radius shows a median household income of $80,724 with projected growth to $114,850 by 2028, representing a 42% increase that should support rent growth over the investment horizon. The area's population of approximately 150,000 is expected to remain stable through 2028, while household formation is projected to increase 37%, expanding the potential tenant base for multifamily properties.
The neighborhood offers solid amenity access with restaurants, cafes, and parks ranking above metro averages, supporting tenant appeal and retention. Home values averaging $447,666 with strong appreciation trends reinforce rental demand by maintaining elevated ownership costs that keep households in the rental market. The property's 1986 construction year aligns with neighborhood norms, suggesting opportunities for value-add improvements while avoiding major capital expenditure pressures typical of significantly older assets.
Property crime rates in the neighborhood rank in the top quartile among metro neighborhoods at 85th percentile nationally, indicating relatively low property crime exposure compared to similar urban markets. Violent crime rates also perform well at the 87th percentile nationally, though recent year-over-year increases warrant monitoring for potential impacts on tenant retention and lease premiums.
The neighborhood's overall crime ranking places it above the metro median among the 997 neighborhoods tracked, with property crime rates showing a favorable declining trend of -35% year-over-year. These metrics support stable tenant demand and reduce security-related operational considerations for property management.
The property benefits from proximity to established corporate employers that support workforce housing demand, with major operations within commuting distance providing employment stability for the tenant base.
- Kinder Morgan — energy infrastructure (4.6 miles)
- General Mills — food manufacturing (6.8 miles)
- Waste Management — environmental services (15.2 miles)
- Mckesson Medical Surgical — healthcare distribution (15.8 miles)
- Ryder Vehicle Sales — transportation services (17.4 miles)
This 21-unit property presents a compelling value-add opportunity in a neighborhood demonstrating exceptional occupancy fundamentals and growing rental demand. The area's 98.5% occupancy rate ranks in the top decile nationally, while substantial household income growth projections of 42% through 2028 support rent advancement potential. According to multifamily property research from WDSuite, the neighborhood's high renter concentration of 62.7% and projected 37% increase in household formation indicate sustained demand for rental housing.
The 1986 construction vintage positions the asset for strategic improvements that can capture upside from the area's strengthening fundamentals, while elevated home values averaging $447,666 maintain ownership barriers that reinforce rental demand. Strong employment anchors within commuting distance, including Kinder Morgan and General Mills, provide workforce stability that supports tenant retention and reduces leasing risk.
- Exceptional neighborhood occupancy at 98.5% ranks top decile nationally
- Strong rental demand with 62.7% of housing units renter-occupied
- Projected 42% household income growth supports rent advancement
- Value-add potential from 1986 vintage allows strategic improvements
- Risk: Recent violent crime increases require monitoring for tenant impact