| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 73rd | Fair |
| Demographics | 56th | Good |
| Amenities | 60th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 410 S Indian Hill Blvd, Claremont, CA, 91711, US |
| Region / Metro | Claremont |
| Year of Construction | 1973 |
| Units | 64 |
| Transaction Date | 2010-07-27 |
| Transaction Price | $10,800,108 |
| Buyer | RAINTREE SPRINGHILL APARTMENTS LLC |
| Seller | PPC CLAREMONT LLC |
410 S Indian Hill Blvd, Claremont CA Multifamily Investment
Neighborhood occupancy trends indicate steady renter demand in Claremont s inner suburb, according to CRE market data from WDSuite, offering investors a stable baseline for underwriting.
Claremont s inner-suburb setting combines everyday conveniences with suburban stability. Neighborhood amenities skew toward restaurants and services, with restaurant density performing in the top decile nationally, while parks and pharmacies each benchmark near the 90th percentile nationwide. By contrast, cafes and grocery options are sparse in the immediate neighborhood, which can influence how residents meet daily needs and may shift demand to nearby corridors.
Multifamily fundamentals are comparatively resilient. The neighborhood s occupancy rate is above the national median, and net operating income per unit trends above national midline as well, based on CRE market data from WDSuite. Renter-occupied housing comprises roughly two-fifths of units in the neighborhood (renter concentration), indicating a meaningful tenant base that supports leasing depth without overexposure to transiency. Median rent-to-income levels suggest manageable affordability pressure for many households, which can aid retention and reduce turnover risk in stabilized assets.
Within a 3-mile radius, demographics point to a stable-to-growing renter pool. Population has edged higher with an increase in households and families, and forecasts indicate further household growth alongside slightly smaller average household sizes. For investors, this translates to a larger tenant base over time and continued demand for rental units, supporting occupancy and pricing power for well-positioned properties.
Ownership costs in the neighborhood are elevated versus national norms, and the value-to-income ratio sits in the upper national percentiles. In practice, a high-cost ownership market tends to reinforce reliance on multifamily housing, sustaining rental demand and helping stabilized assets maintain lease-up velocity. Average school ratings trend below the national median, which may temper appeal for some family renters, but strong amenity access in parks, pharmacies, and dining helps balance livability. The average construction year in the neighborhood is the late 1970s; for assets built earlier than this, investors should underwrite selective capital improvements to remain competitive with newer stock.
Safety indicators are mixed relative to regional and national benchmarks. The neighborhood ranks in the lower half among 1,441 Los Angeles metro neighborhoods for crime, and national placement is below midline, indicating a comparatively higher incidence than many areas. However, property-related offenses have declined meaningfully year over year, a trend that sits in the stronger deciles nationally for improvement, while violent-offense levels remain below the national median for safety. Investors should evaluate block-level dynamics and recent trendlines as part of standard risk assessment and operational planning.
The area draws on a diversified employment base within commuting distance, supporting renter demand and retention for workforce-oriented units. Nearby employers include Ryder Vehicle Sales, Waste Management, McKesson Medical Surgical, General Mills, and Edison International.
- Ryder Vehicle Sales logistics & vehicle services (4.9 miles)
- Waste Management environmental services (6.2 miles)
- Mckesson Medical Surgical healthcare distribution (9.2 miles)
- General Mills consumer foods offices (11.5 miles)
- Edison International utilities & corporate services (20.9 miles) HQ
410 S Indian Hill Blvd is a 64-unit asset built in 1973, a vintage that is earlier than the neighborhood s late-1970s average. For investors, that implies potential value-add through targeted renovations and systems upgrades to sharpen competitive positioning against newer stock. Neighborhood occupancy trends sit above the national median and NOI per unit benchmarks above midline, indicating durable demand and income potential for well-managed assets, based on CRE market data from WDSuite.
Within a 3-mile radius, steady population growth alongside a clear increase in households points to a expanding tenant base over the medium term. Elevated for-sale housing costs and a high value-to-income ratio support sustained reliance on rentals, while rent-to-income levels suggest room for disciplined pricing without unduly stressing retention. Key risks to underwrite include the older physical plant, school ratings below the national median, mixed safety indicators, and pockets of amenity gaps (notably groceries and cafes) that may influence micro-location appeal.
- Earlier 1973 vintage supports value-add strategy via interior updates and building systems planning.
- Neighborhood occupancy above the national median and NOI per unit above midline signal income durability.
- 3-mile household growth expands the renter pool, supporting lease-up and retention.
- High-cost ownership environment reinforces multifamily demand and pricing power for competitive units.
- Risks: older asset capex, below-median school ratings, mixed safety metrics, and limited nearby groceries/cafes.