| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 59th | Best |
| Amenities | 58th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5207 Francis Ave, Chino, CA, 91710, US |
| Region / Metro | Chino |
| Year of Construction | 1987 |
| Units | 56 |
| Transaction Date | 2003-04-22 |
| Transaction Price | $2,378,000 |
| Buyer | NEWPORT LAKE LLC |
| Seller | AFFORDABLE HOUSING ASSOCIATES RIVERSIDE |
5207 Francis Ave, Chino Multifamily in High-Cost Ownership Market
Neighborhood fundamentals point to steady renter demand and improving occupancy trends at the neighborhood level, based on commercial real estate analysis from WDSuite.
The property sits in an Inner Suburb location within the Riverside–San Bernardino–Ontario metro and benefits from a well-rated neighborhood profile (A+), ranked 27 out of 997 metro neighborhoods. That positioning indicates strong local appeal relative to the region, which helps underpin leasing consistency for workforce and middle-income tenants.
Daily-life amenities are a local strength: restaurant density is in the 95th percentile nationally, with grocery and pharmacy access both in the low-80s percentiles. Parks are similarly competitive. School quality trends modestly above the national median (about the 61st percentile), supporting family-oriented renter demand. Childcare access is thinner in this pocket, which may influence unit-mix performance for households with young children.
At the neighborhood level, renter-occupied housing accounts for roughly half of units (renter concentration near 50%), signaling a deep tenant base and resilience for multifamily assets. Occupancy in the neighborhood has trended higher over the past five years, supporting income durability even as broader metro performance normalizes. Median contract rents and household incomes both sit above national medians, suggesting a stable-paying renter pool while still requiring attentive lease management.
Within a 3-mile radius, demographics show a largely stable population with a notable increase in households and families over the past five years, and forecasts indicate further household growth alongside smaller average household sizes by 2028. That combination typically expands the local renter pool and supports occupancy stability for well-positioned assets.
Home values in the neighborhood are elevated versus national norms, and the value-to-income ratio ranks in the upper tier nationally. This high-cost ownership environment tends to reinforce reliance on multifamily options, which can aid tenant retention and pricing power when units are well maintained and appropriately positioned.
Neighborhood safety indicators compare favorably at the national level. Overall crime performance sits around the 77th percentile nationally, with violent-offense metrics near the 85th percentile and property-offense metrics around the 99th percentile compared with neighborhoods nationwide. Recent year-over-year readings indicate improving trends, which supports leasing stability and reduces operational friction without making block-level claims.
Compared with the broader Riverside–San Bernardino–Ontario metro, these results are competitive and align with investor expectations for Inner Suburb product. As always, underwriting should incorporate standard operating practices and local management insights.
Nearby employment is concentrated in industrial, logistics, healthcare distribution, and diversified industrial operations, supporting a broad workforce renter base and commute convenience for residents. Key employers include Waste Management, Ryder Vehicle Sales, McKesson Medical Surgical, General Mills, and United Technologies.
- Waste Management — waste services (2.6 miles)
- Ryder Vehicle Sales — fleet and transportation (2.9 miles)
- Mckesson Medical Surgical — medical distribution (5.5 miles)
- General Mills — food manufacturing (9.1 miles)
- United Technologies — diversified industrial and aerospace (13.2 miles)
5207 Francis Ave is a 56-unit, 1987-vintage multifamily asset with average unit sizes near 717 square feet. The vintage is slightly older than the neighborhood average, creating a straightforward value-add and capital planning angle to refresh interiors, common areas, and building systems for competitive positioning against newer stock. Neighborhood indicators point to supportive demand: renter-occupied share near 50% signals depth in the tenant base, and occupancy at the neighborhood level has improved over the past five years, suggesting stable income potential through cycles.
Elevated home values and a high value-to-income ratio in the neighborhood indicate a high-cost ownership market, which tends to sustain reliance on rentals and can support retention when units are well maintained. Within a 3-mile radius, recent increases in households and forecasts for additional household growth by 2028 point to a larger tenant base and potential for steady leasing. Rent-to-income levels trend manageable locally, which supports collections while placing a premium on disciplined revenue management, according to CRE market data from WDSuite.
- Slightly older 1987 vintage presents value-add potential through targeted refurbishments
- Deep renter pool with neighborhood renter-occupied share near 50% supports demand
- High-cost ownership market reinforces rental reliance and tenant retention
- 3-mile household growth and smaller household sizes expand the tenant base
- Risks: childcare access is thinner locally and occupancy sits around metro median, requiring attentive leasing and unit-mix strategy