| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Best |
| Demographics | 48th | Good |
| Amenities | 60th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12855 Oaks Ave, Chino, CA, 91710, US |
| Region / Metro | Chino |
| Year of Construction | 1983 |
| Units | 84 |
| Transaction Date | 2002-10-03 |
| Transaction Price | $510,000 |
| Buyer | CITY OF CHINO |
| Seller | TROUT E KAY |
12855 Oaks Ave, Chino CA Multifamily Investment
Neighborhood occupancy is 97.9%—a signal of stable renter demand at the submarket level—according to WDSuite’s CRE market data. This positioning supports consistent leasing, though performance should be underwritten to neighborhood dynamics rather than the property itself.
This Inner Suburb pocket of Chino ranks 112 out of 997 within the Riverside–San Bernardino–Ontario metro, placing it in the top quartile among metro neighborhoods. Amenity access is a local strength: groceries, restaurants, and cafes score in high national percentiles (groceries and cafes are top quartile nationally), while parks and pharmacies are limited within the immediate neighborhood—an operating detail to consider for family-oriented tenant segments.
Multifamily fundamentals are supportive. Neighborhood occupancy is 97.9% (per WDSuite), and median contract rents benchmark above many U.S. neighborhoods (nationally high percentile), indicating healthy pricing power. The share of housing units that are renter-occupied is 39.3%, suggesting a moderate renter concentration that can provide depth to the tenant base without overreliance on transient demand. 1984 vintage is newer than the local average year built (1977), implying relative competitiveness versus older stock while still warranting targeted modernization for systems and finishes.
Within a 3-mile radius, population has grown recently and households are projected to continue increasing, pointing to a larger tenant base over time. Household incomes are strong for the region and rising, while the value-to-income ratio sits in a nationally high percentile—signaling a high-cost ownership market that tends to reinforce reliance on multifamily rentals and support lease retention. Rent-to-income levels are more moderate than in many coastal cores, which can aid renewal strategies and reduce affordability pressure at comparable rent bands.
Schools rate around the national middle, and average household size in the neighborhood has trended lower, indicating evolving household composition. For investors, these dynamics favor a mix of unit types and amenity sets that balance workforce housing needs with convenience-driven renters.
Safety indicators are comparatively favorable versus national benchmarks. Neighborhood violent-offense measures sit in a high national percentile (top quartile nationally), while property-related offenses track better than the U.S. average as well. Recent trends are mixed: violent incidents have declined year over year, but property offenses have risen, so prudent operators should factor security posture and lighting/camera coverage into capital plans where appropriate.
These figures reflect neighborhood-level conditions rather than the property itself and should be paired with on-the-ground diligence and current local reporting before final underwriting.
The immediate area draws from a diversified employment base that supports workforce housing and commute convenience, including waste services, logistics, medical distribution, and food manufacturing. The following nearby employers help underpin renter demand in this submarket.
- Waste Management — waste services (1.3 miles)
- Ryder Vehicle Sales — logistics & fleet services (3.4 miles)
- Mckesson Medical Surgical — medical distribution (4.0 miles)
- General Mills — food manufacturing (8.2 miles)
- United Technologies — industrial & aerospace offices (13.0 miles)
12855 Oaks Ave offers investors exposure to a top-quartile Chino neighborhood with stable multifamily demand, evidenced by a 97.9% neighborhood occupancy rate and nationally elevated rent positioning. 1984 construction is newer than the local average, providing an edge versus older stock while leaving room for targeted value-add to drive rent premiums and retention. According to CRE market data from WDSuite, ownership costs in the area benchmark high relative to incomes, which tends to sustain rental reliance and supports occupancy durability.
Within a 3-mile radius, population and household counts are expanding, pointing to renter pool growth that can reinforce absorption over the long term. Amenity access is strong for daily needs and food service, though limited parks/pharmacy density and mixed safety trends (lower violent offenses, uptick in property incidents) warrant practical operating measures rather than aggressive assumptions.
- Top-quartile neighborhood positioning within the metro supports leasing stability
- 97.9% neighborhood occupancy and nationally strong rents indicate durable demand
- 1984 vintage offers competitive positioning with value-add/modernization upside
- 3-mile population and household growth expand the tenant base over time
- Risks: limited park/pharmacy access, modest school ratings, and recent property offense uptick call for prudent OPEX and security planning