| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Good |
| Demographics | 23rd | Poor |
| Amenities | 27th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9590 Acacia Ave, Fontana, CA, 92335, US |
| Region / Metro | Fontana |
| Year of Construction | 1986 |
| Units | 28 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
9590 Acacia Ave Fontana 28-Unit Multifamily Investment
Neighborhood-level occupancy is exceptionally tight, supporting stable leasing and pricing, according to WDSuite’s CRE market data. In a high-cost ownership market within the Inland Empire, depth of renter demand and steady household formation trends point to durable performance.
Situated in Fontana’s inner-suburban fabric, the property benefits from a neighborhood environment where occupancy is among the strongest nationally, signaling dependable absorption and limited direct competition for stabilized assets. Within three miles, demographic statistics show households have increased even as population trends remain roughly flat, implying smaller average household sizes and a broader tenant base for multifamily operators.
The area’s ownership landscape skews high-cost (neighborhood home values sit in a high national percentile), which typically sustains rental demand and supports retention for well-managed properties. That backdrop is balanced by rent-to-income levels that warrant active lease management to mitigate affordability pressure and protect renewal rates.
Everyday convenience is serviceable: grocery access ranks strong versus national peers while restaurant density is competitive; however, nearby cafes, parks, and pharmacies are relatively limited within the immediate neighborhood. Average school ratings are on the lower side, an operational consideration for attracting and retaining family renters, though the broader Inland Empire continues to draw households seeking more accessible rental options than coastal cores.
Built in 1986, the asset is newer than the neighborhood’s average vintage. That positioning can enhance competitiveness versus older stock while still leaving room for targeted modernization or systems upgrades to drive rent premiums and reduce near-term CapEx variability. Renter-occupied share in the neighborhood is moderate, indicating a viable tenant pool, and three-mile data shows a meaningful renter concentration that supports ongoing multifamily demand and occupancy stability.
WDSuite’s national safety indicators place the neighborhood in stronger tiers for safety relative to many U.S. neighborhoods, with violent offense rates benchmarking in a high national percentile and property offenses also comparing favorably. Recent year-over-year trends point to declining violent offenses, which supports tenant retention and operational stability for multifamily assets.
As with any inner-suburban location, conditions can vary block to block; investors should focus on property-level security measures and lighting, while noting that the neighborhood’s comparative standing versus national peers is a constructive backdrop rather than a guarantee.
Proximity to established employers supports a commuter-friendly renter base and helps stabilize leasing. Nearby corporate nodes include energy infrastructure, food manufacturing, environmental services, medical distribution, and logistics — all relevant to a broad workforce tenant pool.
- Kinder Morgan — energy infrastructure (4.0 miles)
- General Mills — food manufacturing (6.9 miles)
- Waste Management — environmental services (15.4 miles)
- Mckesson Medical Surgical — medical distribution (15.9 miles)
- Ryder Vehicle Sales — logistics (17.7 miles)
This 28-unit, 1986-vintage property offers exposure to a high-cost ownership market where elevated home values tend to reinforce renter reliance on multifamily housing. Neighborhood occupancy benchmarks at the top of national distributions, supporting income stability and minimizing downtime between turns. Based on CRE market data from WDSuite, household growth within a 3-mile radius — despite relatively flat population — suggests smaller household sizes and a larger renter pool, which can aid leasing velocity and renewal performance.
The vintage is newer than the neighborhood average, creating an opportunity to compete against older stock while targeted modernization can capture incremental rent and reduce ongoing CapEx risk. Amenity access is practical for daily needs (notably groceries and restaurants), though limited nearby parks and pharmacies, lower school ratings, and household affordability pressure call for disciplined operations and amenity programming to sustain retention.
- Tight neighborhood occupancy supports stable cash flows and pricing power.
- 1986 vintage offers competitive positioning versus older stock with value-add upside.
- High-cost ownership market reinforces multifamily demand and renter depth.
- Three-mile household growth and smaller household sizes expand the renter pool.
- Risks: affordability pressure, limited nearby parks/pharmacies, and lower school ratings require active asset management.