| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 14th | Poor |
| Amenities | 55th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9249 Cypress Ave, Fontana, CA, 92335, US |
| Region / Metro | Fontana |
| Year of Construction | 1988 |
| Units | 21 |
| Transaction Date | 2017-10-31 |
| Transaction Price | $3,390,000 |
| Buyer | The Yu Family Trust |
| Seller | De Alba Family Trust |
9249 Cypress Ave, Fontana Multifamily Investment
Neighborhood occupancy is notably strong with a majority renter-occupied housing base, according to WDSuite’s CRE market data. This supports stable leasing for a 21-unit asset positioned to capture steady renter demand in an Inland Empire urban core location.
The property sits in an Urban Core neighborhood in Fontana rated B and ranked 439 out of 997 within the Riverside–San Bernardino–Ontario metro, placing it above the metro median. Neighborhood-level occupancy trends are strong and in the top quartile nationally, indicating resilient renter demand and supporting income stability for multifamily operators.
Livability indicators are mixed but generally favorable for daily needs: restaurants and cafes score above national medians, and park access is in the top decile nationwide. Grocery access is also above average. However, neighborhood data indicate limited nearby childcare and pharmacy options, which may influence certain renter cohorts; operators can address this by emphasizing convenience and on-site services where feasible.
Tenure patterns show a majority of housing units are renter-occupied at the neighborhood level, pointing to a deep tenant base and consistent leasing velocity for workforce housing. Median home values sit in the upper national quartile with a high value-to-income ratio (top decile nationally), which typically reinforces reliance on multifamily rentals and can support pricing power when managed alongside renewal retention strategies.
Within a 3-mile radius, demographics show modest population growth in recent years and a meaningful increase in households, with projections calling for further household gains and smaller average household sizes. This implies a broader renter pool and supports occupancy stability over the next cycle. Neighborhood construction skews older than the subject’s 1988 vintage, which can position this asset as relatively competitive versus nearby stock while still allowing for targeted upgrades to modernize interiors and common areas.
Neighborhood safety indicators compare somewhat favorably to national norms overall. Property crime levels benchmark well versus neighborhoods nationwide (upper-tier national percentile), and recent data show a year-over-year improvement. Violent crime benchmarks in a higher (safer) national percentile but has shown a recent uptick, suggesting operators should continue active monitoring and incorporate standard security and lighting practices. All figures are neighborhood-level, not property-specific, and are compared against 997 metro neighborhoods and national peers.
Nearby corporate offices support a broad employment base and commuter convenience for renters, with energy, food manufacturing, logistics, healthcare distribution, and vehicle services represented in the area.
- Kinder Morgan — energy infrastructure (4.7 miles)
- General Mills — food manufacturing (6.7 miles)
- Waste Management — environmental services (15.1 miles)
- Mckesson Medical Surgical — healthcare distribution (15.7 miles)
- Ryder Vehicle Sales — fleet & vehicle services (17.3 miles)
This 21-unit, 1988-vintage asset benefits from a neighborhood with high occupancy, a majority renter-occupied housing base, and ownership costs that sit high relative to incomes—factors that often sustain multifamily demand and leasing durability. Based on CRE market data from WDSuite, the neighborhood benchmarks above the metro median and in the top quartile nationally for occupancy, aligning with a strategy focused on steady cash flow while allowing room for targeted value-add improvements.
Relative to the area’s older housing stock, the property’s vintage offers competitive positioning while still providing renovation levers to enhance renter appeal and increase effective gross income. Within a 3-mile radius, household counts have grown and are projected to rise further as household sizes trend smaller, expanding the renter pool and supporting occupancy stability. Operators should balance pricing with rent-to-income considerations and keep an eye on mixed safety trends, particularly the recent uptick in violent incidents at the neighborhood level.
- High neighborhood occupancy and majority renter-occupied housing support stable leasing
- 1988 vintage is newer than nearby stock, with practical value-add potential
- Elevated ownership costs locally reinforce demand for rental housing
- 3-mile household growth and smaller household sizes expand the renter pool
- Risks: limited childcare/pharmacy amenities and mixed safety trends warrant active management