| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Good |
| Demographics | 14th | Poor |
| Amenities | 55th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9352 Juniper Ave, Fontana, CA, 92335, US |
| Region / Metro | Fontana |
| Year of Construction | 1988 |
| Units | 60 |
| Transaction Date | 2004-01-13 |
| Transaction Price | $4,300,000 |
| Buyer | Joseph Bolf |
| Seller | Empire Income Group LLC |
9352 Juniper Ave, Fontana Multifamily Investment Opportunity
Neighborhood occupancy is strong and renter demand is deep, supporting stable leasing conditions for multifamily investors, according to WDSuite’s CRE market data. The immediate area’s high renter concentration points to a consistent tenant base rather than one-time lease-up momentum.
Located in Fontana’s Urban Core within the Riverside–San Bernardino–Ontario metro, the neighborhood signals demand resilience for apartments. Neighborhood occupancy is 98.5% and sits in the 92nd percentile nationally, indicating tight availability that has trended higher over the last five years. The share of housing units that are renter-occupied is 62.7% (95th percentile nationally), suggesting a large tenant pool and support for steady absorption and retention.
Daily-life amenities are competitive for the metro and compare favorably at the national level for parks (94th percentile), cafes (86th percentile), restaurants (81st percentile), and groceries (70th percentile). Investors should note thinner coverage for childcare and pharmacies (both at the national lower end), which can modestly influence convenience perceptions and may be offset by broader retail nodes elsewhere in the metro.
Home values in the neighborhood rank around the 80th percentile nationally with a value-to-income ratio in the 92nd percentile, characterizing a high-cost ownership market. That backdrop generally sustains reliance on rental housing and can support pricing power; at the same time, the neighborhood’s rent-to-income ratio of about 0.26 (low nationally) points to manageable affordability pressure, a positive for lease retention and renewal strategies.
The property’s 1988 vintage is newer than the neighborhood’s average construction year (1972). This positioning can provide a competitive edge versus older stock while leaving room for targeted modernization (systems, common areas, or unit finishes) to unlock incremental rent premiums without overextending capital plans.
Demographic statistics aggregated within a 3-mile radius show a modest 5-year increase in population and households, with forecasts indicating households continuing to rise even as population holds roughly flat. This shift toward smaller household sizes enlarges the renter pool and supports occupancy stability for mid-size communities like a 60-unit asset, based on CRE market data from WDSuite.
Safety indicators compare favorably versus many U.S. neighborhoods: the area sits around the 65th percentile nationally on overall crime, with property offenses estimated in the 85th percentile (safer) and trending lower year over year. At the same time, violent-offense estimates benchmark in the 87th percentile nationally but show recent volatility; investors should monitor trendlines and community initiatives rather than relying on a single-year snapshot.
Within the Riverside–San Bernardino–Ontario metro’s 997 neighborhoods, the area is competitive on property-crime metrics but mixed on short-term violent-offense movement. A prudent approach is to underwrite to recent averages and incorporate ongoing monitoring of public safety updates.
Nearby corporate offices create a diverse employment base that supports renter demand and commute convenience, notably in energy, food manufacturing, waste services, medical distribution, and fleet services.
- Kinder Morgan — energy infrastructure (4.5 miles)
- General Mills — food manufacturing offices (6.8 miles)
- Waste Management — waste services (15.2 miles)
- Mckesson Medical Surgical — medical distribution (15.8 miles)
- Ryder Vehicle Sales — fleet and logistics services (17.5 miles)
This 60-unit, 1988-vintage community benefits from a tight rental market and a high renter-occupied share in the surrounding neighborhood, supporting stable occupancy and consistent leasing. A high-cost ownership landscape reinforces renter reliance on multifamily housing, while a comparatively low rent-to-income ratio locally helps manage retention risk. Amenity access is solid for parks, food, and groceries; investors should note lighter childcare and pharmacy coverage, which may warrant amenity positioning or partnerships.
According to CRE market data from WDSuite, neighborhood occupancy sits in the top decile nationally and renter concentration is elevated, indicating depth in the tenant base. With a newer-than-average vintage for the area, targeted renovations or system updates can enhance competitiveness versus older stock without requiring a full repositioning. Forward demographic patterns within 3 miles point to a larger household count even as population growth moderates, implying more renters entering the market and supporting long-run demand.
- Tight neighborhood occupancy and deep renter base support stable leasing
- 1988 vintage offers value-add potential versus older local stock
- High-cost ownership market reinforces pricing power for well-positioned units
- Risks: lighter childcare/pharmacy coverage and recent violent-crime volatility warrant ongoing monitoring