| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 90th | Best |
| Demographics | 74th | Best |
| Amenities | 83rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13439 Peyton Dr, Chino Hills, CA, 91709, US |
| Region / Metro | Chino Hills |
| Year of Construction | 1987 |
| Units | 110 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
13439 Peyton Dr Chino Hills Multifamily Investment
Neighborhood occupancy is exceptionally tight and supports stable leasing dynamics, according to WDSuite’s CRE market data, positioning this asset to benefit from sustained renter demand in a supply-constrained inner suburb.
Chino Hills’ inner-suburban location combines strong livability with investment-friendly fundamentals. Neighborhood amenities rank competitively among the 997 Riverside–San Bernardino–Ontario neighborhoods and sit in the top quartile nationally, with dense restaurant and cafe options alongside everyday needs such as groceries, parks, and pharmacies. Average school ratings are among the very best in the metro (top spot out of 997) and top tier nationally, a factor that tends to bolster long-term housing demand and support renter retention.
From an income and housing-cost standpoint, the area skews upper income versus national norms, and home values are elevated, which typically sustains reliance on multifamily rentals and supports pricing power. Neighborhood rent-to-income dynamics appear manageable relative to high-rent coastal markets, aiding lease stability and renewals. At the same time, renter-occupied share within the neighborhood is lower than some urban cores, which suggests demand is driven more by quality-of-life and school-oriented households than pure affordability seeking.
The subject’s 1987 vintage is older than the neighborhood’s average construction year, indicating potential value-add and systems modernization opportunities to sharpen competitive positioning against newer stock. For investors, targeted renovations can unlock rent premiums in a submarket where high ownership costs and scarce vacancy underpin consistent occupancy.
Demographic statistics within a 3-mile radius indicate a large, diversified resident base with households expanding over the past five years and projected to grow further through 2028, even as average household size trends smaller. This pattern typically widens the renter pool and supports occupancy stability, while rising incomes and projected rent growth reinforce the case for disciplined revenue management.
Safety indicators compare modestly favorably to national norms overall, with violent incidents positioned above the national middle (safer) and property incidents closer to the national middle. Year over year, violent offense estimates have improved meaningfully, while property offense measures have edged up slightly, suggesting a mixed but generally stable risk profile. Investors should underwrite to typical suburban security measures and monitor trend direction at the neighborhood level rather than block-by-block readings.
Nearby employers provide a diversified employment base that supports renter demand and commute convenience, including logistics, healthcare distribution, and industrial corporate offices. The following anchors are within a practical drive of the property and can help reinforce leasing stability.
- Ryder Vehicle Sales — transportation & logistics offices (0.8 miles)
- Waste Management — environmental services (3.1 miles)
- Mckesson Medical Surgical — healthcare distribution (5.0 miles)
- United Technologies — aerospace/industrial offices (9.6 miles)
- General Mills — consumer goods offices (11.9 miles)
This 110-unit asset sits in a high-performing Chino Hills neighborhood characterized by scarce vacancies and top-ranked schools, supporting stable occupancy and durable demand. Elevated home values and an upper-income resident base tend to reinforce multifamily reliance and pricing power, while manageable rent-to-income dynamics aid retention. According to CRE market data from WDSuite, the neighborhood ranks near the top of the metro on occupancy, aligning with a strategy focused on steady cash flow and disciplined rent growth.
Built in 1987, the property is older than much of the local stock, pointing to value-add potential through interior updates, common-area enhancements, and systems modernization. Within a 3-mile radius, households have expanded and are projected to grow further even as household sizes trend smaller—an investor-relevant pattern that broadens the tenant base and supports ongoing leasing strength.
- Tight neighborhood occupancy and top-tier schools support stable leasing
- Elevated ownership costs sustain multifamily demand and pricing power
- 1987 vintage offers clear renovation and value-add pathways
- Expanding household counts within 3 miles broaden the renter pool
- Risks: older physical plant versus newer competition; monitor property crime trends and macro rent growth