| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Good |
| Demographics | 27th | Fair |
| Amenities | 64th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13160 6th St, Chino, CA, 91710, US |
| Region / Metro | Chino |
| Year of Construction | 1998 |
| Units | 56 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
13160 6th St, Chino CA Multifamily Opportunity
Stabilized neighborhood fundamentals and a deep renter base point to durable demand, according to WDSuite’s CRE market data. Positioning near strong daily-needs retail supports leasing consistency and retention.
Chino’s Urban Core setting combines steady renter demand with daily-needs convenience. Neighborhood occupancy measures 92% (neighborhood-level), indicating generally healthy leasing conditions relative to broader U.S. norms, based on CRE market data from WDSuite. Median rents in the neighborhood sit above many U.S. areas and have advanced over the last five years, supporting an investor case focused on income stability rather than outsized growth.
Livability indicators are favorable for workforce households: grocery and pharmacy densities rank near the very top of the metro (e.g., grocery density ranked 31st of 997, and pharmacies 6th of 997), helping drive consistent foot traffic and everyday convenience. Parks access is also strong (6th of 997), while restaurants are plentiful relative to national benchmarks. School quality averages about 3.0 out of 5 and sits modestly above national norms, useful for tenant retention among family renters.
Tenure dynamics show a sizable local renter base: 47.5% of housing units in the neighborhood are renter-occupied, signaling depth for multifamily leasing. Within a 3-mile radius, renter concentration is lower (about one-third of units), implying more owner-occupied blocks nearby; for investors, this mix can support stable demand while moderating competitive pressure from rentals in immediate surroundings.
Demographics aggregated within a 3-mile radius indicate population growth over the past five years, with households increasing notably and projected to expand further by 2028. Rising median and mean household incomes alongside smaller average household sizes point to a broadening tenant pool and diversified demand, factors that can underpin occupancy and rent collections. Elevated home values relative to incomes (a value-to-income ratio in the top 5% nationally) characterize a high-cost ownership market, which tends to reinforce reliance on multifamily rentals and support pricing power when managed thoughtfully in alignment with commercial real estate analysis.
Safety compares favorably in the regional context. The neighborhood ranks in the top quartile among 997 Riverside–San Bernardino–Ontario neighborhoods for overall crime, and it sits above national norms on several measures (higher national percentiles indicate comparatively safer conditions). Recent trends are mixed: violent offense rates have improved year over year, while property offenses show a recent uptick. For investors, the net read is a competitive safety profile within the metro with typical leasing and insurance underwriting considerations.
The immediate area is supported by a mix of logistics, healthcare distribution, and industrial employers that drive steady commuter flows and underpin workforce renter demand. Notable nearby employers include Waste Management, Ryder Vehicle Sales, McKesson Medical Surgical, General Mills, and United Technologies.
- Waste Management — environmental services (0.8 miles)
- Ryder Vehicle Sales — transportation & logistics (2.5 miles)
- Mckesson Medical Surgical — healthcare distribution (3.8 miles)
- General Mills — food manufacturing & distribution (9.1 miles)
- United Technologies — aerospace & industrial (12.0 miles)
This 56-unit asset, built in 1998, competes well against an older local stock (neighborhood average vintage 1969). The relative youth of the property can reduce near-term capital intensity versus older comparables, while still offering selective value-add potential through interior modernization and systems upgrades. Neighborhood occupancy around 92% and a 47.5% renter-occupied share signal a durable tenant base. Elevated ownership costs and strong daily-needs access contribute to demand resilience and lease retention.
According to CRE market data from WDSuite, the surrounding area shows household growth within a 3-mile radius historically and projected expansion through 2028, supporting a larger tenant base and occupancy stability. Investors should monitor affordability management (rent-to-income around the neighborhood level), mixed but improving safety trends for violent offenses, and the potential for property offense volatility when budgeting for insurance and security.
- 1998 vintage offers competitive positioning versus older stock with targeted value-add upside
- Neighborhood occupancy near 92% and sizable renter base support income stability
- High-cost ownership market sustains renter reliance and pricing power when managed prudently
- Daily-needs retail and employment access underpin retention and leasing consistency
- Risks: affordability pressure (rent-to-income), recent uptick in property offenses, and routine capex for systems over time