| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Best |
| Demographics | 49th | Good |
| Amenities | 59th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 799 Allegheny St, Beaumont, CA, 92223, US |
| Region / Metro | Beaumont |
| Year of Construction | 1989 |
| Units | 48 |
| Transaction Date | 2004-06-23 |
| Transaction Price | $3,150,000 |
| Buyer | ALLEN FRANK E |
| Seller | THE REEVES FAMILY TRUST |
799 Allegheny St Beaumont, CA Multifamily Investment
Neighborhood occupancy remains high and above most U.S. areas, supporting stable leasing conditions for a 48‑unit asset, according to WDSuite’s CRE market data. With a moderate renter base locally, performance will lean on location fundamentals and unit-level value creation.
Beaumont’s Inner Suburb setting scores well on overall neighborhood quality (A rating), ranking 106 out of 997 in the Riverside–San Bernardino–Ontario metro—placing it in the top quartile among metro neighborhoods. For investors, this points to steady fundamentals and relative competitiveness within the Inland Empire.
Daily-needs access is a strength: neighborhood grocery and pharmacy density sits in the mid‑90s national percentiles, with parks also around the 90th percentile. Dining options are adequate by national comparison, while cafes and childcare are limited within the neighborhood footprint—an item to consider for resident experience and retention strategies.
Neighborhood occupancy is elevated (90th percentile nationally), indicating tight conditions that can support pricing power when units are well-positioned. Median school ratings average around 3 of 5 and are modestly above the national midpoint, suggesting broadly serviceable family appeal without being a primary demand driver.
Tenure patterns show a lower renter concentration at the neighborhood level (share of housing units that are renter‑occupied), implying demand relies on targeted renter segments rather than a uniformly renter‑heavy area. Within a 3‑mile radius, demographic statistics indicate population growth and a widening household base, which supports a larger tenant pool and occupancy stability over time.
Comparable, neighborhood‑level crime rankings are not published for this location in the current dataset. Investors typically contextualize safety by reviewing metro comparisons, multi‑year trends, and public records, then aligning property‑level security measures and operating practices to tenant profile and leasing goals.
Proximity to regional distribution and corporate operations supports renter demand via commute convenience and employment diversity. Nearby anchors include General Mills, Kinder Morgan, Waste Management, and McKesson Medical Surgical.
- General Mills — food manufacturing & distribution (17.5 miles)
- Kinder Morgan — energy infrastructure offices (25.6 miles)
- General Mills — food manufacturing & distribution (34.1 miles)
- Waste Management — environmental services offices (36.4 miles)
- Mckesson Medical Surgical — healthcare supply & distribution (41.6 miles)
Built in 1989, the asset is older than the area’s typical vintage, creating a straightforward value‑add path through unit renovations and system upgrades to compete against newer stock. Neighborhood occupancy trends are strong relative to most U.S. neighborhoods, and elevated home values in the area tend to sustain reliance on rental options—factors that collectively support demand durability. Based on CRE market data from WDSuite, the submarket’s daily‑needs access (notably groceries, pharmacies, and parks) is a relative strength, helping resident retention when paired with thoughtful asset management.
Demographic statistics aggregated within a 3‑mile radius indicate recent population growth with forecasts for continued increases in households alongside slightly smaller average household size. For multifamily, that combination signals a broader tenant base over time and supports occupancy stability, with pricing power driven by execution on renovations and unit mix positioning rather than amenity‑rich neighborhood effects.
- Tight neighborhood occupancy and high daily‑needs access underpin leasing stability.
- 1989 vintage offers clear renovation and CapEx value‑add potential versus newer competing stock.
- Elevated area home values reinforce renter reliance, supporting demand depth and retention.
- 3‑mile radius shows population and household growth, expanding the local renter pool.
- Risks: limited café/childcare density, modest renter concentration, and older systems requiring disciplined capital planning.