| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Fair |
| Demographics | 56th | Good |
| Amenities | 60th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 111 S College Ave, Claremont, CA, 91711, US |
| Region / Metro | Claremont |
| Year of Construction | 2011 |
| Units | 76 |
| Transaction Date | 2010-11-29 |
| Transaction Price | $2,750,000 |
| Buyer | CLAREMONT VILLAGE HOUSING PARTNERS LP |
| Seller | CLAREMONT REDEVELOPMENT AGENCY |
111 S College Ave, Claremont CA Multifamily Investment
2011 construction provides competitive positioning versus the area’s older housing stock, while neighborhood renter concentration and a high-cost ownership market support steady tenant demand, according to WDSuite’s CRE market data.
Located in an Inner Suburb of the Los Angeles metro, the neighborhood holds a B rating and sits above the metro median overall (rank 555 of 1,441). For investors, that translates to balanced fundamentals without relying on speculative assumptions.
Livability indicators are mixed but generally supportive. Restaurant density is strong (top decile nationally), and parks and pharmacies also register in the top decile nationwide, signaling daily convenience. By contrast, the immediate counts for cafes and grocery stores are sparse by the same measurement, so residents likely rely on nearby nodes for those needs. Amenity performance trends above the metro median rather than leading the pack.
From a housing perspective, neighborhood occupancy is healthy and tracks above national midpoints, with only modest softening over five years. The share of renter-occupied housing units is notable for the Los Angeles region (around two-fifths), indicating a meaningful tenant base and generally supporting leasing stability for multifamily. Median contract rents in the neighborhood sit in an upper-national range, reinforcing the need for asset quality and professional lease management.
The 3-mile demographic catchment shows gradual population growth and a larger increase in households, which points to smaller household sizes and a broader renter pool. Income levels in this 3-mile radius are high and rising, and with elevated home values locally (well above national norms), the ownership market’s cost profile tends to sustain reliance on multifamily rentals, aiding retention and pricing power. Average school ratings trail national midpoints, which may temper some family-driven demand but does not preclude workforce and professional renter appeal.
Vintage context matters: the average neighborhood construction year skews late-1970s, while the subject property’s 2011 build should compare favorably to older stock, supporting competitive positioning and reduced near-term capital intensity relative to legacy assets, while still warranting periodic system upgrades and modernization planning over a long hold.
Safety indicators should be weighed carefully. Within the Los Angeles metro, the neighborhood’s crime rank sits in the lower tier (rank 1,020 of 1,441), indicating higher reported crime than the metro median. Nationally, comparative measures place the area below average for safety; however, recent data shows a notable year-over-year decline in property offenses, which is an encouraging directional trend rather than a conclusion about future conditions.
For underwriting, investors often emphasize property-level security, lighting, and resident engagement to support retention. Neighborhood trends can evolve, so monitoring updated statistics and local initiatives is prudent alongside standard risk controls.
Nearby corporate offices provide a diversified employment base that supports renter demand through commute convenience and steady leasing velocity. Key employers within a roughly 5–15 mile radius include Ryder Vehicle Sales, Waste Management, McKesson Medical Surgical, General Mills, and United Technologies.
- Ryder Vehicle Sales — transportation & logistics (5.2 miles)
- Waste Management — environmental services (6.5 miles)
- Mckesson Medical Surgical — healthcare distribution (9.4 miles)
- General Mills — consumer packaged goods (11.5 miles)
- United Technologies — diversified industrial (15.0 miles)
- Edison International — electric utility (21.1 miles) — HQ
111 S College Ave is a 2011-vintage, 76-unit asset that competes well against an area where the average building vintage is late-1970s. This relative youth typically translates to stronger curb appeal and fewer near-term capital needs versus older stock, while still allowing value-add through targeted interior upgrades and modernization. Neighborhood occupancy trends sit above national midpoints with only modest softening over five years, and neighborhood NOI per unit benchmarks are above the national median, according to CRE market data from WDSuite.
Demand drivers are durable: within a 3-mile radius, households have expanded faster than population, indicating smaller household sizes and a broader renter pool. Elevated local home values and a high value-to-income environment favor renter reliance, supporting retention and measured pricing power for well-managed assets. Risks to underwrite include below-average school ratings, fewer immediate groceries/cafes by the chosen measurement, and safety metrics that lag metro leaders even as property-related incidents have trended down year over year.
- 2011 construction competes favorably against older neighborhood stock, with room for targeted value-add.
- Neighborhood occupancy and NOI per unit benchmarks track above national midpoints, per WDSuite data.
- 3-mile household growth and elevated ownership costs support a deeper renter pool and retention.
- Amenity access is strongest for restaurants, parks, and pharmacies; groceries/cafes are less dense nearby.
- Underwrite for lagging school ratings and safety metrics that sit below metro leaders despite recent improvements.