| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 14th | Poor |
| Amenities | 55th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9170 Acacia Ave, Fontana, CA, 92335, US |
| Region / Metro | Fontana |
| Year of Construction | 1987 |
| Units | 28 |
| Transaction Date | 2002-09-27 |
| Transaction Price | $1,345,000 |
| Buyer | GROUP IV POMONA PROPERTIES LTD |
| Seller | EMPIRE INCOME GROUP LLC |
9170 Acacia Ave Fontana Multifamily Investment
Neighborhood-level occupancy is high and renter demand is durable in this Urban Core pocket of Fontana, according to WDSuite s CRE market data. Expect steady leasing fundamentals supported by a sizable renter base and elevated ownership costs in San Bernardino County.
Located in Fontana within the Riverside San Bernardino Ontario metro, the neighborhood scores a B rating and ranks 439 out of 997 metro neighborhoods, placing it above the metro median. Neighborhood occupancy sits at 98.5% (neighborhood metric, not the property), indicating stable demand and limited churn. The area s renter-occupied share is 62.7% of housing units, signaling a deep tenant base for multifamily.
Everyday convenience is a relative strength: parks density ranks 43 of 997 (top quartile locally) and is in the 94th percentile nationally, with restaurant and cafe density also competitive (national percentiles of 81 and 86, respectively). Grocery access is solid (70th percentile). Childcare and pharmacies are thin in the immediate area, which may influence family-oriented leasing strategies and amenity positioning.
The property s 1987 vintage is newer than the neighborhood s average construction year of 1972. That relative youth can enhance competitive positioning versus older stock, though investors should still underwrite routine modernization and system updates typical for late-1980s assets.
Within a 3-mile radius, population has inched higher over the past five years while households expanded faster, pointing to slightly smaller household sizes and a broader tenant base. Projections show additional increases in households and incomes by 2028, which supports occupancy stability and rentability for workforce-oriented units. Median home values in the neighborhood rank in the 80th national percentile and value-to-income is high, a combination that reinforces renter reliance on multifamily housing and can support pricing power when paired with prudent lease management.
Relative to the metro, the neighborhood s crime rank is 148 out of 997, indicating safer-than-average conditions among Riverside San Bernardino Ontario neighborhoods. Nationally, the area trends safer than many peers (about the 65th to 87th percentiles across property and violent offense measures), which supports tenant retention and leasing stability.
Recent trends are mixed: estimated property offenses have declined year over year, while violent offense estimates show an uptick. Investors should account for these diverging signals by monitoring local trends and ensuring appropriate on-site security and lighting as part of asset management rather than assuming a uniform trajectory.
Proximity to logistics and corporate facilities underpins workforce housing demand and commute convenience for renters. Key nearby employers include Kinder Morgan, General Mills, Waste Management, McKesson Medical Surgical, and Ryder Vehicle Sales.
- Kinder Morgan energy infrastructure (4.2 miles)
- General Mills food manufacturing offices (7.2 miles)
- Waste Management environmental services (15.6 miles)
- Mckesson Medical Surgical healthcare distribution (16.2 miles)
- Ryder Vehicle Sales transportation & logistics (17.9 miles)
This 28-unit, 1987-vintage asset benefits from a neighborhood with high occupancy and a renter-occupied share exceeding 60% of housing units, supporting demand depth and leasing durability. According to CRE market data from WDSuite, neighborhood occupancy is strong versus both metro and national patterns, while elevated ownership costs in the area sustain reliance on rental housing. Relative to older nearby stock, the asset s vintage can enhance competitive positioning with targeted updates.
Within a 3-mile radius, modest population growth alongside faster household growth suggests a gradually expanding tenant base. Amenity access is favorable for parks, restaurants, and cafes, reinforcing day-to-day livability. Investors should balance these strengths against limited childcare/pharmacy availability and mixed safety trends, approaching underwriting with realistic assumptions on operating expenses and asset-level security.
- High neighborhood occupancy and deep renter base support stable leasing
- 1987 vintage offers relative competitiveness versus older stock with selective modernization upside
- Livability fundamentals: strong parks and food access with solid grocery options
- Elevated ownership costs in the area reinforce demand for multifamily housing
- Risks: limited childcare/pharmacy nodes nearby and a recent uptick in violent offense estimates warrant monitoring