| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 14th | Poor |
| Amenities | 55th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9193 Pepper Ave, Fontana, CA, 92335, US |
| Region / Metro | Fontana |
| Year of Construction | 1980 |
| Units | 30 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
9193 Pepper Ave Fontana 30-Unit Multifamily Opportunity
Neighborhood occupancy is elevated and renter demand is supported by a high-cost ownership market, according to WDSuite’s CRE market data. This positioning favors stable leasing while allowing room for operational improvements at a 1980-vintage asset.
Situated in Fontana’s Urban Core, the neighborhood is rated B and ranks 439th of 997 among metro peers, placing it above the metro median for overall fundamentals. According to WDSuite’s commercial real estate analysis, neighborhood occupancy is high, with recent momentum pointing to durable rent rolls rather than transient lease-ups.
Livability supports workforce retention: parks density is strong (top quartile nationally), and cafes and restaurants are competitive for the metro. On the flip side, childcare and pharmacies are limited nearby, which may nudge renters to rely on adjacent districts for daily services. These dynamics typically favor longer trips for errands but do not detract from the area’s everyday convenience for most residents.
Home values sit on the higher end for the region, and the value-to-income ratio ranks in the top decile nationally. In practice, this creates a high-cost ownership environment that sustains reliance on rental housing and helps preserve pricing power and retention for well-managed properties.
Within a 3-mile radius, population and households have increased over the past five years, and forecasts indicate further household growth alongside smaller average household sizes. For investors, that points to a gradually expanding renter pool and support for occupancy stability over the medium term.
The property’s 1980 construction is slightly newer than the neighborhood’s average vintage. That positioning can be competitive versus older stock while still leaving room for targeted capital plans—mechanical systems, common areas, and unit finishes—to capture value-add upside.
Relative to the Riverside–San Bernardino–Ontario metro, the neighborhood’s crime rank (148th of 997) places it in the less-safe half locally, while nationally it performs above average (around the 65th percentile for safety). According to WDSuite, property offense trends have improved year over year, but violent incident rates have recently moved higher—an operational consideration for lighting, access control, and resident communications. Overall, the area compares competitively at a national level, with metro-relative risk best managed through standard multifamily security practices.
Proximity to regional logistics and corporate operations supports a broad renter base and commute convenience. Nearby employers include Kinder Morgan, General Mills, Waste Management, McKesson Medical Surgical, and Ryder Vehicle Sales.
- Kinder Morgan — energy infrastructure (4.6 miles)
- General Mills — food manufacturing/distribution (6.8 miles)
- Waste Management — environmental services (15.2 miles)
- Mckesson Medical Surgical — healthcare distribution (15.8 miles)
- Ryder Vehicle Sales — transportation & logistics (17.4 miles)
This 30-unit Fontana asset offers exposure to a B-rated Urban Core neighborhood with elevated occupancy and sustained renter reliance in a high-cost ownership market. Based on CRE market data from WDSuite, neighborhood occupancy trends have outperformed metro averages, while 3-mile household growth and shrinking household sizes point to a gradually expanding renter pool that supports lease stability. The 1980 vintage is slightly newer than the neighborhood norm, creating a practical path for value-add through systems upgrades and unit/interior modernization.
Key watchpoints include limited nearby childcare and pharmacy options and recent upticks in violent incidents at the metro level, which argue for disciplined on-site security and resident engagement. Still, proximity to logistics and corporate employers underpins steady workforce housing demand, positioning the property for consistent collections and resilient occupancy through cycles.
- Elevated neighborhood occupancy and durable renter demand support stable leasing
- High-cost ownership market reinforces reliance on rentals and pricing power
- 1980 vintage offers actionable value-add via systems and interior upgrades
- 3-mile household growth and smaller household sizes expand the renter pool
- Risks: limited childcare/pharmacy access and recent violent-incident upticks warrant prudent security and operations