| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Fair |
| Demographics | 48th | Good |
| Amenities | 23rd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1333 Reche Canyon Rd, Colton, CA, 92324, US |
| Region / Metro | Colton |
| Year of Construction | 1986 |
| Units | 104 |
| Transaction Date | 2015-01-21 |
| Transaction Price | $13,200,000 |
| Buyer | Multifamily |
| Seller | --- |
1333 Reche Canyon Rd, Colton CA Multifamily Investment
Suburban Colton location with steady neighborhood occupancy and a broad Inland Empire renter base, according to WDSuite’s CRE market data, supports durable cash flow potential. 1986 vintage positions the asset for targeted modernization in a market where ownership costs sustain rental demand.
Located in suburban Colton within the Riverside–San Bernardino–Ontario metro, the neighborhood rates above the metro median overall (ranked 403 among 997 metro neighborhoods). According to WDSuite’s commercial real estate analysis, neighborhood occupancy trends sit in the upper half nationally, indicating generally stable leasing fundamentals, while rent levels track above national norms with a rent burden that remains manageable relative to area incomes.
Livability is mixed. Park access is comparatively strong (top quartile nationally), and café density outperforms many peers, yet immediate grocery and pharmacy options are limited within the neighborhood footprint—typical of lower-intensity suburban pockets—meaning residents rely on short drives for daily needs. Average school ratings in the neighborhood sit below national norms, which investors should account for in positioning and tenant mix.
Tenure dynamics vary by geography. Within the neighborhood boundary, the renter-occupied share is modest, signaling a larger ownership presence; however, demographic data aggregated within a 3-mile radius reflects a deeper renter pool, with renters comprising a majority of occupied housing units. For multifamily owners, this indicates demand is supported by the broader trade area even if the immediate blocks skew more owner-occupied.
The asset’s 1986 construction is newer than the neighborhood’s average vintage (1970s stock). That positioning can enhance competitiveness versus older properties while still leaving room for focused value-add—kitchens, baths, common areas, and systems—as part of a capex plan aligned to submarket rent ceilings. Elevated home values in the metro context further underpin rental reliance, aiding tenant retention and lease stability.
Safety metrics trend in the better half nationally, and the neighborhood is competitive among Riverside–San Bernardino–Ontario areas (ranked 287 out of 997) based on WDSuite’s data. Both property and violent offense rates have moved lower year over year, a constructive sign for long-term leasing stability. As always, investors should evaluate block-by-block conditions and management practices to sustain results.
Nearby employers provide a diversified employment base that supports workforce housing demand and commute convenience for residents, including energy logistics, food manufacturing, medical distribution, waste services, and transportation.
- Kinder Morgan — energy logistics (4.8 miles)
- General Mills — food manufacturing (14.0 miles)
- Mckesson Medical Surgical — medical distribution (22.9 miles)
- Waste Management — waste services (23.2 miles)
- Ryder Vehicle Sales — transportation services (25.8 miles)
This 104-unit, 1986-vintage community offers scale, large average floor plans, and a suburban setting that has held occupancy in the upper half nationally, per WDSuite. Newer relative to the area’s 1970s stock, the property can compete on finishes and amenities with targeted renovations while benefiting from a broader trade-area renter base and a high-cost ownership market that supports sustained rental demand.
Demographic trends within a 3-mile radius point to growth in households alongside rising incomes, expanding the tenant base and supporting rent collections and lease retention. According to CRE market data from WDSuite, neighborhood rent levels sit above national benchmarks while rent-to-income conditions are manageable, suggesting room for disciplined value-add without overextending affordability. Key risks include below-average neighborhood school ratings and limited immediate retail conveniences, which call for thoughtful amenity programming and resident services.
- 1986 vintage vs. 1970s neighbors supports competitive positioning with focused renovations
- Upper-half neighborhood occupancy and elevated home values reinforce rental demand
- 3-mile radius shows expanding household base and incomes, deepening the renter pool
- Proximity to diversified employers supports workforce housing and retention
- Risks: lower neighborhood school ratings and thin nearby retail require measured underwriting