| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Best |
| Demographics | 56th | Good |
| Amenities | 73rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2455 S Fern Ave, Ontario, CA, 91762, US |
| Region / Metro | Ontario |
| Year of Construction | 1988 |
| Units | 40 |
| Transaction Date | 2003-02-12 |
| Transaction Price | $1,594,000 |
| Buyer | RIM PACIFIC INVESTORS BELCOURT LLC |
| Seller | AFFORDABLE HOUSING ASSOCIATES BELCOURT |
2455 S Fern Ave, Ontario Multifamily Investment
Neighborhood-level fundamentals point to durable renter demand and stable occupancy in this inner-suburban Ontario location, according to WDSuite’s CRE market data. Metrics cited below reflect the surrounding neighborhood rather than the property itself.
The property sits in an A+ rated inner-suburb neighborhood that ranks in the top quartile among 997 Riverside–San Bernardino–Ontario metro neighborhoods. Local amenity access is competitive, with grocery, restaurants, cafés, parks, and childcare densities benchmarking well above national averages, supporting day-to-day convenience that can aid leasing and retention.
Neighborhood occupancy is reported at 96.3%, a level that suggests stable absorption and limited turnover pressure at the neighborhood level (figures reflect the neighborhood, not the property). Median contract rent benchmarks in the upper national percentiles, while the neighborhood rent-to-income ratio of 0.18 indicates manageable affordability pressure that can support lease retention and measured pricing power for operators.
Tenure skews more owner-heavy in the immediate neighborhood, with approximately 27% of housing units renter-occupied. For investors, that implies a somewhat thinner renter concentration on the block group cluster, but the broader 3-mile radius shows a larger renter base, helping sustain a deeper tenant pool for multifamily assets.
Within a 3-mile radius, population and household counts have grown in recent years, with forecasts calling for further increases in households alongside a gradual reduction in average household size. Combined with elevated neighborhood home values relative to national norms, this high-cost ownership context tends to reinforce reliance on multifamily housing and supports occupancy stability over the cycle, based on CRE market data from WDSuite.
Safety indicators are mixed when viewed against national benchmarks. Violent offense levels compare favorably at a higher national safety percentile, while property offense sits closer to the middle of the national distribution and has shown a recent uptick. These figures describe neighborhood trends rather than the property, and investors typically underwrite with conservative assumptions and a focus on on-site security, lighting, and management practices to support resident experience.
Nearby employment draws include waste services, logistics and vehicle services, medical distribution, consumer foods, and diversified industrial offices. This mix provides a broad blue- and white-collar base that supports renter demand through commute convenience.
- Waste Management — waste services (2.6 miles)
- Ryder Vehicle Sales — logistics & vehicle services (4.7 miles)
- Mckesson Medical Surgical — medical distribution (4.7 miles)
- General Mills — consumer foods office (6.9 miles)
- United Technologies — diversified industrial offices (14.4 miles)
This 40-unit asset benefits from top-quartile neighborhood positioning within the Riverside–San Bernardino–Ontario metro, strong amenity access, and a high-cost ownership market that supports multifamily demand. Neighborhood occupancy of 96.3% and rent levels in upper national percentiles point to durable renter demand and the potential for stable cash flow, while the broader 3-mile trade area shows ongoing population and household growth that expands the tenant base.
While the immediate neighborhood shows a lower renter-occupied share, the surrounding radius provides depth, and operators can emphasize product-quality and management to compete effectively. Property crime trends have been mixed recently, so prudent underwriting around onsite security and loss-prevention remains appropriate. Overall, according to commercial real estate analysis from WDSuite, location fundamentals and demographic tailwinds support a long-term hold or value-focused strategy.
- Top-quartile neighborhood within the metro with strong amenity access and schools supporting leasing
- Neighborhood occupancy at 96.3% indicates stable demand and supports cash-flow consistency (neighborhood metric)
- High-cost ownership market reinforces renter reliance, aiding retention and measured pricing power
- 3-mile area shows population and household growth, expanding the renter pool over the medium term
- Risks: mixed property-crime trend and a more owner-heavy micro-area require active management and conservative underwriting