| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 14th | Poor |
| Amenities | 55th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9221 Olive St, Fontana, CA, 92335, US |
| Region / Metro | Fontana |
| Year of Construction | 1988 |
| Units | 42 |
| Transaction Date | 2003-10-13 |
| Transaction Price | $2,500,000 |
| Buyer | BRISTOL 472-482 LLC |
| Seller | OLIVEWOOD TERRACE |
9221 Olive St, Fontana CA Multifamily Investment
Neighborhood occupancy is strong and renter demand is durable for 9221 Olive St, according to CRE market data from WDSuite, with a 1988 vintage that is newer than nearby housing stock and competitive for lease-up with targeted modernization.
Located in Fontana s Urban Core, the neighborhood shows resilient fundamentals for multifamily investors. Neighborhood occupancy trends sit in the top quartile among 997 metro neighborhoods, signaling stable leasing conditions rather than transient demand spikes. A renter-occupied share that is elevated for the metro indicates a deeper tenant base and supports ongoing absorption for mid-size assets like this 42-unit property.
Amenity access is generally above national medians: parks density performs in the top tier nationally, and restaurants and groceries are also above average, while cafes are comparatively strong. Limited childcare and pharmacy presence may constrain convenience for some households, but the surrounding retail fabric remains supportive of daily needs.
Within a 3-mile radius, recent years show modest population growth alongside a larger increase in households and a gradual decrease in average household size. For investors, that pattern typically expands the renter pool and supports occupancy stability as more household formations translate to demand for professionally managed rental housing.
Ownership costs are elevated versus income levels locally, placing the neighborhood in a higher value-to-income range nationally. That context tends to reinforce reliance on rental options and can aid lease retention, while the neighborhood s rent-to-income profile suggests room for disciplined revenue management rather than aggressive pricing assumptions.
Safety indicators compare favorably to many neighborhoods nationwide on both property and violent offense rates, trending in the top quartile nationally. Recent year-over-year data point to an uptick in violent incidents, so prudent underwriting should monitor trend direction and emphasize proven security and resident engagement practices rather than assume straight-line improvement.
Nearby corporate offices provide a diversified employment base that supports renter retention and commute convenience, including energy logistics, food manufacturing, environmental services, medical distribution, and fleet services from Kinder Morgan, General Mills, Waste Management, McKesson Medical Surgical, and Ryder Vehicle Sales.
- Kinder Morgan energy logistics (4.3 miles)
- General Mills food manufacturing (7.0 miles)
- Waste Management environmental services (15.4 miles)
- Mckesson Medical Surgical medical distribution (16.0 miles)
- Ryder Vehicle Sales fleet services (17.6 miles)
This 42-unit, 1988-vintage asset positions ahead of the neighborhood s older housing stock, giving it competitive appeal versus 1970s-era properties while leaving room for targeted system upgrades and cosmetic value-add. Based on CRE market data from WDSuite, the neighborhood sustains high occupancy with an above-metro renter-occupied share, indicating depth in the tenant base and consistent leasing velocity.
Elevated home values relative to incomes characterize a high-cost ownership market, which typically supports rental demand and lease retention. Within a 3-mile radius, steady population levels and an increase in households, alongside smaller household sizes, point to a larger renter pool over time. Key risks include recent volatility in violent offense trends and pockets of limited neighborhood services (notably childcare and pharmacies), warranting conservative assumptions on expenses and operations.
- High neighborhood occupancy and strong renter concentration support leasing stability
- 1988 construction offers competitive positioning versus older local stock with targeted value-add potential
- High-cost ownership environment reinforces multifamily demand and retention
- Household growth within 3 miles signals a larger tenant base and supports long-term occupancy
- Risk: monitor violent offense trends and limited service amenities when underwriting operations