| 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 | 1999-10-25 |
| Transaction Price | $627,500 |
| Buyer | LANDEROS FRANCISCO J |
| Seller | PARK JAE HONG |
9125 Pepper Ave, Fontana CA Multifamily Investment
Neighborhood occupancy trends are strong and renter demand is durable, according to WDSuite’s CRE market data, supporting stable operations for a 1986-vintage, 21-unit asset in Fontana’s Urban Core.
Fontana’s Urban Core posts a B neighborhood rating with occupancy that sits in the top quartile among 997 metro neighborhoods, pointing to steady lease-up and limited downtime for well-managed assets. The surrounding area offers everyday conveniences with grocery access and a healthy mix of restaurants and cafes; parks are a relative strength. Childcare and pharmacies are thinner locally, which may modestly affect convenience for some renters.
Within a 3-mile radius, population and household counts have trended upward and are projected to continue rising, while average household size edges lower. For investors, this combination expands the tenant base and can support occupancy stability as more households seek rental options. The renter-occupied share in the neighborhood is elevated, signaling a deep pool of prospective tenants and potential for consistent absorption in the multifamily segment.
Home values in the neighborhood are elevated relative to incomes and rank high nationally, which tends to reinforce reliance on rental housing and can support pricing power for competitively positioned units. At the same time, rent-to-income levels indicate some affordability pressure, suggesting a need for thoughtful lease management and renewal strategies to protect retention.
The property’s 1986 construction is newer than the neighborhood’s average vintage from the early 1970s, offering a competitive edge versus older stock. Investors should still plan for periodic system updates or targeted renovations to meet current renter expectations and sustain performance.
Relative to the Riverside–San Bernardino–Ontario metro, the neighborhood’s crime profile ranks in the top quartile among 997 neighborhoods, and safety levels are above the national median. Property and violent offense indicators benchmark well nationally, placing the area broadly in the stronger tiers for safety compared with many neighborhoods across the country.
Recent data also show a year-over-year uptick in violent offense rates, so investors should monitor trends and stay engaged with local reporting and property-level measures. Overall, the comparative footing remains favorable within the metro and competitive nationally, but ongoing diligence is warranted.
Nearby employment is anchored by energy logistics, food manufacturing, environmental services, medical distribution, and transportation sales, supporting a broad renter base and commute convenience for workforce tenants. The list below highlights notable employers proximate to the property.
- Kinder Morgan — energy logistics (4.6 miles)
- General Mills — food manufacturing (6.9 miles)
- Waste Management — environmental services (15.2 miles)
- Mckesson Medical Surgical — medical distribution (15.9 miles)
- Ryder Vehicle Sales — transportation equipment sales (17.5 miles)
This 21-unit, 1986-vintage asset benefits from a renter-heavy neighborhood with top-quartile occupancy among 997 metro neighborhoods, indicating depth of demand and support for stable cash flows. Elevated home values in the area sustain reliance on multifamily, while 3-mile demographic trends point to ongoing renter pool expansion as household counts rise and household sizes moderate. According to CRE market data from WDSuite, these dynamics compare favorably to broader metro trends and reinforce the case for durable operations.
The 1986 construction is newer than much of the surrounding housing stock, offering competitive positioning versus older buildings. Investors should plan for targeted capital improvements and attentive lease management given moderate rent-to-income pressure and mixed family-serving amenities nearby. Overall, the location offers solid fundamentals with clear levers for value preservation and selective upside.
- Top-quartile neighborhood occupancy supporting leasing stability
- Elevated home values reinforce sustained rental demand and pricing power
- 1986 vintage is competitive versus older local stock with room for strategic upgrades
- 3-mile household growth and smaller household sizes expand the tenant base
- Risks: affordability pressure, limited childcare/pharmacy options, and monitoring of recent safety trend shifts