| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Best |
| Demographics | 30th | Fair |
| Amenities | 55th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 905 Cherry Ave, Beaumont, CA, 92223, US |
| Region / Metro | Beaumont |
| Year of Construction | 1987 |
| Units | 40 |
| Transaction Date | 2002-12-10 |
| Transaction Price | $1,485,000 |
| Buyer | GREENBACH GERALD H |
| Seller | LARKIN THOMAS W |
905 Cherry Ave Beaumont CA Multifamily Investment
Neighborhood occupancy remains tight and supportive for stable leasing, according to WDSuite’s CRE market data, with strength driven by local demand rather than short-term factors. Investors should view this as a durability signal at the neighborhood level, not specific to the property.
Positioned in Beaumont’s inner-suburban fabric of the Riverside–San Bernardino–Ontario metro, the neighborhood is competitive among metro neighborhoods (rank 253 of 997) and shows strong occupancy at the neighborhood level, with performance trending in the upper range nationally. Grocery access is a relative bright spot (high national percentile), and dining and childcare density also compare favorably, supporting day‑to‑day convenience for residents. Park and pharmacy access are limited within the immediate neighborhood footprint, which may modestly affect lifestyle appeal.
The property’s 1987 vintage is older than the neighborhood’s average construction year, which points to potential capital planning for systems and interiors; this can also create a value‑add path relative to newer competitive stock. Neighborhood renter concentration is under half of housing units (renter‑occupied share), indicating a mixed tenure base that can support stable multifamily demand without overreliance on transient renters.
Within a 3‑mile radius, demographics indicate population growth over the past five years with further expansion projected, and households are expected to rise meaningfully as average household size trends lower. This pattern generally expands the renter pool and can support occupancy stability and absorption for well‑positioned assets.
Home values sit above national norms (high national percentile) and the value‑to‑income ratio is elevated for the area, which reinforces reliance on rental housing and can aid leasing retention and pricing power for multifamily. Neighborhood rent‑to‑income levels remain moderate in context, suggesting room for disciplined rent management rather than immediate affordability pressure.
Schools in the area score below national averages, which may be a consideration for family‑oriented unit mixes; however, proximity to everyday amenities and metro employment corridors can offset some of that exposure for typical workforce‑housing demand.
Safety indicators are mixed. Compared with neighborhoods nationwide, overall safety sits below the national median (national percentile in the upper‑30s), while violent‑offense risk compares more favorably (around the 60th percentile nationally). Property‑offense metrics are comparatively stronger (roughly the low‑70s nationally). Recent year‑over‑year changes show upticks, so investors should underwrite with current‑year trends and property‑level controls in mind.
Within the metro context (crime rank 710 of 997 neighborhoods), the area is not among the top quartile for safety but is also not at the bottom of the distribution. Underwriting should focus on on‑site management, lighting and access control, and coordination with local resources, recognizing that these are neighborhood‑level readings and not block‑specific.
Nearby employers provide a diversified base across packaged foods, energy infrastructure, waste services, and healthcare distribution, supporting workforce housing demand and commute convenience for renters. The list below highlights General Mills, Kinder Morgan, Waste Management, and McKesson Medical Surgical by proximity.
- General Mills — packaged foods (16.8 miles)
- Kinder Morgan — energy infrastructure (24.7 miles)
- Waste Management — waste services (37.2 miles)
- Mckesson Medical Surgical — healthcare distribution (40.7 miles)
This 40‑unit 1987 asset sits within a neighborhood that performs competitively inside the Riverside–San Bernardino–Ontario metro and benefits from tight neighborhood occupancy, according to CRE market data from WDSuite. The vintage suggests a potential value‑add thesis through targeted renovations and systems upgrades to improve competitive positioning versus newer stock, while the local renter base and above‑average ownership costs support durable multifamily demand and lease retention.
Within a 3‑mile radius, population and household counts have grown and are projected to continue rising, alongside a shift toward smaller average household size — conditions that typically expand the renter pool and support occupancy stability. Amenity access is strongest for groceries, restaurants, and childcare, though limited park and pharmacy density and below‑average school ratings should be balanced in underwriting. Safety indicators are mixed with recent upticks, which argues for active property management and prudent reserves, not a dismissal of the location fundamentals.
- Tight neighborhood occupancy supports stable leasing and retention
- 1987 vintage provides clear value‑add and capex upgrade pathways
- 3‑mile growth and smaller household size expand the renter pool
- Elevated ownership costs reinforce reliance on multifamily housing
- Risks: mixed safety trends, limited parks/pharmacies, below‑average schools