| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 86th | Best |
| Demographics | 31st | Fair |
| Amenities | 35th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4120 Village Dr, Chino Hills, CA, 91709, US |
| Region / Metro | Chino Hills |
| Year of Construction | 1989 |
| Units | 64 |
| Transaction Date | 2014-07-30 |
| Transaction Price | $82,250,000 |
| Buyer | NF CHINO HILLS ASSOCIATES LP |
| Seller | WOODVIEW CHINO HILLS APARTMENTS LTD |
4120 Village Dr, Chino Hills Multifamily Investment
Neighborhood fundamentals show stable renter demand and high occupancy relative to peers, according to WDSuite s CRE market data, supporting a steady income profile at the submarket level. These indicators reflect neighborhood conditions rather than the property s own performance.
Chino Hills inner-suburb location provides solid day-to-day convenience, with restaurants and cafes performing above national medians while grocery access is competitive within the Riverside San Bernardino Ontario metro. Park and pharmacy density is limited inside the immediate neighborhood, so renters may rely on short drives for some services.
For multifamily investors, neighborhood occupancy trends are a key strength: the area sits in the top quartile nationally for occupancy and is competitive among 997 metro neighborhoods. Rent levels in the neighborhood are elevated for the region, which, alongside a higher renter-occupied share, indicates deep tenant demand but calls for attentive lease management and renewal strategies.
Within a 3-mile radius, households have grown meaningfully over the last five years, and WDSuite s data shows gains in both mean and median incomes. Forward-looking estimates point to a modest population contraction alongside a notable increase in households and a smaller average household size, which typically expands the renter pool and can support occupancy stability.
The property s 1989 vintage is older than the neighborhood s average construction year (1997), suggesting potential capital planning needs and possible value-add opportunities to enhance competitiveness against newer stock.
Safety indicators for the neighborhood are around the national median, with violent-offense measures trending slightly better than average and property-offense measures closer to mid-pack. Recent year-over-year declines in both violent and property offenses, based on WDSuite s data, suggest improving conditions rather than a structural shift.
Compared with other neighborhoods nationwide, this area performs modestly above average for violent-offense metrics and closer to average for property offenses. Within the Riverside San Bernardino Ontario metro context, it is competitive among peer neighborhoods without standing at either extreme of the spectrum.
Nearby employment is anchored by logistics, healthcare distribution, and diversified corporate offices, supporting a broad commuter tenant base and helping retention through convenient access to major employers. The list below reflects close-in options likely to influence leasing and renewal dynamics.
- Waste Management environmental services (2.16 miles)
- Mckesson Medical Surgical healthcare distribution (2.65 miles)
- Ryder Vehicle Sales transportation & logistics (2.98 miles)
- United Technologies aerospace & defense offices (9.73 miles)
- General Mills food manufacturing & distribution (10.73 miles)
This 64-unit, 1989-vintage community benefits from strong neighborhood occupancy that sits in the top quartile nationally and a renter-occupied share that signals depth in the tenant base. According to CRE market data from WDSuite, elevated neighborhood rents and above-median occupancy support stable operations, while the older vintage creates a clear pathway for value-add improvements to defend and grow competitive positioning.
Within a 3-mile radius, household counts have increased and are projected to keep rising even as average household size declines a pattern that typically expands multifamily demand and supports leasing stability. At the same time, relatively high rent-to-income ratios in the neighborhood point to affordability pressure in some cohorts, making thoughtful pricing and retention strategies important to sustain performance.
- Neighborhood occupancy is top quartile nationally, reinforcing income stability potential.
- 3-mile household growth and smaller household size expand the renter pool and support leasing.
- 1989 vintage presents value-add and capital planning opportunities to enhance competitiveness.
- Diverse nearby employers underpin commuter demand and potential retention benefits.
- Risk: elevated rent-to-income ratios and uneven amenity coverage (parks/pharmacies) require careful lease and expense management.