| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 86th | Best |
| Demographics | 31st | Fair |
| Amenities | 35th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4110 Village Dr, Chino Hills, CA, 91709, US |
| Region / Metro | Chino Hills |
| Year of Construction | 1989 |
| Units | 56 |
| Transaction Date | 2014-07-30 |
| Transaction Price | $82,250,000 |
| Buyer | NF CHINO HILLS ASSOCIATES LP |
| Seller | WOODVIEW CHINO HILLS APARTMENTS LTD |
4110 Village Dr, Chino Hills 56-Unit Multifamily
Neighborhood fundamentals point to durable occupancy and steady renter demand, according to WDSuite’s CRE market data. Tight vacancy and solid per-unit NOI in the area support stable operations with room for targeted value-add.
Situated in an Inner Suburb of the Riverside–San Bernardino–Ontario metro, the property benefits from a neighborhood rated B with occupancy that is competitive among 997 metro neighborhoods and in the top quartile nationally. Rents in the immediate area trend on the higher side versus national levels, underscoring a demand base willing to pay for convenience and quality.
Livability is supported by a meaningful mix of restaurants and cafes (both above national averages), plus moderate grocery access. Park and pharmacy options are thinner nearby, which puts a premium on on-site amenities and resident services to sustain retention. This context aligns with investor expectations for suburban San Bernardino County: car-oriented convenience with selective retail clusters rather than dense, walkable nodes.
Tenure patterns show a stronger renter-occupied share at the neighborhood level than many peers (high national percentile), signaling depth for multifamily leasing. Within a 3-mile radius, housing skews more owner-occupied, which can temper move-up competition and support resident stickiness for well-managed communities.
Demographics aggregated within a 3-mile radius indicate modest population growth recently, a notable increase in households, and declining average household size—factors that expand the tenant pool and support occupancy stability. Household incomes are high and rising, and contract rents have advanced with outlooks calling for additional growth; taken together, these trends reinforce near-term leasing power while highlighting prudent renewal and pricing strategies for long-term performance based on commercial real estate analysis from WDSuite.
Vintage positioning matters: with a 1989 build in a submarket where the average construction year is newer, investors should plan for ongoing modernization and system updates. That capex can translate into competitive differentiation against older stock and capture of premium demand segments seeking updated interiors and amenity packages.
Safety indicators for the neighborhood track slightly better than national norms and are competitive within the Riverside–San Bernardino–Ontario metro. According to WDSuite, both violent and property incident rates have improved year over year, pointing to a constructive trend rather than a one-off datapoint.
As with most inner suburban locations, conditions can vary by block. Framing safety at the neighborhood level is the most reliable lens for underwriting; current readings suggest an environment supportive of workforce and professional tenants, with trendlines that favor resident retention and day-to-day operations.
Nearby employment is anchored by corporate operations and logistics-oriented firms that align with workforce housing demand and reasonable commute times. The following employers illustrate the immediate base supporting leasing and renewal prospects.
- Waste Management — environmental services (2.2 miles)
- Mckesson Medical Surgical — medical distribution (2.7 miles)
- Ryder Vehicle Sales — transportation and logistics (3.0 miles)
- United Technologies — aerospace and industrial offices (9.7 miles)
- General Mills — consumer foods offices (10.8 miles)
The investment thesis centers on occupancy stability, renter demand depth, and value-add potential. Neighborhood occupancy sits in the top quartile nationally and is competitive across 997 metro neighborhoods, while per-unit NOI levels trend favorably for the metro. The 1989 vintage is older than the area’s average, which creates a clear path for targeted renovations and building system upgrades to enhance rent positioning and retention.
Within a 3-mile radius, rising household counts, high and growing incomes, and a shift toward smaller household sizes point to a broader renter pool over time. Rent levels have moved higher and forecasts indicate further gains; according to CRE market data from WDSuite, this supports a disciplined approach to renewals and incremental rent growth while monitoring affordability pressure.
- Occupancy competitive in metro and top quartile nationally supports steady cash flow.
- 1989 vintage offers value-add through interior updates and system modernization.
- 3-mile demographics show more households and higher incomes, expanding the tenant base.
- Elevated rents and income growth trend support pricing power with careful lease management.
- Risks: thinner nearby park/pharmacy amenities and affordability pressure require retention-focused operations.