| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 86th | Best |
| Demographics | 31st | Fair |
| Amenities | 35th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4232 Village Dr, Chino Hills, CA, 91709, US |
| Region / Metro | Chino Hills |
| Year of Construction | 1989 |
| Units | 96 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4232 Village Dr Chino Hills Multifamily Investment
This 96-unit property benefits from strong neighborhood-level occupancy at 97.1% and elevated rental demand in an inner suburb market, according to CRE market data from WDSuite.
The property sits in an inner suburb neighborhood that ranks in the top quartile among 997 metro neighborhoods for housing fundamentals, with neighborhood-level occupancy at 97.1% and 93rd percentile nationally for rental share. Built in 1989, this asset predates the neighborhood's average construction year of 1997, presenting potential value-add opportunities through strategic renovations and modernization.
Demographics within a 3-mile radius support rental demand with 73,027 residents and median household income of $105,814. The area maintains 36.4% renter-occupied housing units, reinforcing the rental market base. Projected household growth of 26.3% over the next five years, combined with median rent increases to $2,762, indicates expanding tenant demand and pricing power potential.
The neighborhood offers moderate amenity density with 2.78 restaurants per square mile and limited childcare facilities, creating opportunities for tenant retention through on-site or nearby service partnerships. Contract rents at $2,156 median position competitively within the 94th national percentile, though rent-to-income ratios at 0.37 suggest affordability pressures that require careful lease management consideration.
Crime metrics show moderate performance within the metro context, with the neighborhood ranking 338th among 997 neighborhoods for overall crime and achieving the 55th national percentile. Property offense rates at 422 per 100,000 residents have declined 18.2% year-over-year, indicating improving conditions.
Violent crime remains relatively contained at 24 incidents per 100,000 residents, with a 12.3% annual decrease. These trends suggest stable operating conditions for multifamily properties, though investors should monitor ongoing security measures and tenant retention patterns in relation to neighborhood safety perceptions.
The property benefits from proximity to established corporate offices that support workforce housing demand, with major employers within commuting distance providing stable employment base for potential tenants.
- Waste Management — waste services (2.0 miles)
- Mckesson Medical Surgical — healthcare distribution (2.6 miles)
- Ryder Vehicle Sales — transportation services (3.0 miles)
- United Technologies — aerospace & defense (9.9 miles)
- General Mills — consumer goods (10.6 miles)
This 96-unit property presents a value-add opportunity in a stable rental market with strong fundamentals. The 1989 construction year positions the asset for strategic improvements while benefiting from neighborhood-level occupancy of 97.1% that outperforms many comparable markets. Demographic projections show household growth of 26.3% over five years within a 3-mile radius, expanding the potential tenant base and supporting long-term demand stability.
The investment case centers on capturing upside through renovations in a market with limited new supply, as evidenced by the neighborhood's 81st national percentile for construction vintage. Commercial real estate analysis indicates rent growth potential to $2,762 median levels, though affordability dynamics require active lease management to optimize retention and minimize vacancy risk.
- Strong neighborhood occupancy at 97.1% with 84th national percentile performance
- Projected 26.3% household growth within 3-mile radius supporting tenant demand
- Value-add potential through strategic renovations of 1989-vintage units
- Risk consideration: Rent-to-income pressures require careful lease management and retention strategies