| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 89th | Best |
| Demographics | 68th | Best |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14901 Frost Ave, Chino Hills, CA, 91709, US |
| Region / Metro | Chino Hills |
| Year of Construction | 1987 |
| Units | 32 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
14901 Frost Ave, Chino Hills Multifamily Investment
Stabilized renter demand and high neighborhood occupancy support income durability, according to WDSuite’s CRE market data. Pricing power is reinforced by a high-cost ownership landscape in Chino Hills and broader San Bernardino County.
Chino Hills’ Inner Suburb setting offers a strong renter base and income profile for workforce and professional tenants. The neighborhood carries a B+ rating and ranks 322 out of 997 metro neighborhoods—competitive among Riverside–San Bernardino–Ontario submarkets—while national percentiles point to durable fundamentals, including high household incomes and limited rent-to-income pressure.
Neighborhood occupancy is elevated relative to peers (among the 96th percentile nationally), which supports lease stability at the property level; this figure reflects neighborhood conditions, not the property itself. Median contract rents in the neighborhood benchmark in the 95th percentile nationally, while the rent-to-income ratio sits in a lower national percentile, indicating headroom for prudent rent growth and lowering renewal risk. Home values also index in the 95th percentile nationally, a high-cost ownership market that tends to sustain rental demand.
Schools score well for families, with the average school rating near 4.0 and the area ranking 11 out of 997 metro neighborhoods—top quartile nationally—supporting family-oriented renter demand. Amenity density within the immediate neighborhood ranks low in the metro (e.g., limited cafes, groceries, parks within the tract), so residents rely on nearby corridors for retail and services; investors should underwrite convenience via drive-time access rather than walkability.
Within a 3-mile radius, demographics show a large, affluent population with recent gains in households and rising incomes. Forecasts indicate a modest dip in total population alongside a notable increase in households and smaller average household sizes, which typically broadens the tenant base for professionally managed multifamily and supports occupancy stability. Based on multifamily property research from WDSuite, the local renter-occupied share at the neighborhood level tracks in a high national percentile, signaling depth in rental demand.
Safety indicators compare favorably to many peer neighborhoods. Neighborhood crime ranks 144 out of 997 within the metro and trends into higher national percentiles for safety (violent-offense metrics sit around the 77th percentile nationally), placing the area above national averages. Property offenses currently index closer to midrange nationally, and recent year-over-year movement warrants routine monitoring rather than a change in investment thesis.
As always, safety conditions reflect neighborhood-level data, not block-specific outcomes, and investors should pair these comparative trends with on-the-ground diligence and standard risk management.
Nearby corporate offices provide a diversified employment base and commuter convenience that support leasing and retention, led by logistics, waste services, and medical distribution within a short drive: Ryder Vehicle Sales, Waste Management, and McKesson Medical Surgical, with additional regional offices such as United Technologies and General Mills.
- Ryder Vehicle Sales — transportation/logistics (2.7 miles)
- Waste Management — waste & environmental services (3.1 miles)
- Mckesson Medical Surgical — medical distribution (3.8 miles)
- United Technologies — aerospace & industrial offices (8.7 miles)
- General Mills — consumer goods offices (11.9 miles)
The property is positioned in a high-income Chino Hills neighborhood where elevated ownership costs bolster sustained rental reliance. Neighborhood occupancy ranks among the strongest nationally and renter concentration indexes high at the neighborhood level, supporting depth of demand. According to CRE market data from WDSuite, median rents and home values benchmark in top national percentiles while rent-to-income remains comparatively manageable, which can aid renewal capture and measured rent growth.
Household counts within a 3-mile radius are projected to rise even as average household size trends smaller, expanding the tenant pool for professionally managed apartments and supporting long-term leasing stability. Key underwriting considerations include limited amenity density within the immediate neighborhood (favor drive-time access) and routine monitoring of property-offense trends.
- High neighborhood occupancy and strong renter concentration support stable leasing
- Top-percentile rents with comparatively moderate rent-to-income aid pricing power and retention
- Affluent 3-mile radius and growing household counts expand the tenant base
- Proximity to diversified employers underpins workforce demand and commute convenience
- Risks: limited immediate amenity density and midrange property-offense trends warrant monitoring