| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Fair |
| Demographics | 52nd | Good |
| Amenities | 65th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1915 E Washington St, Colton, CA, 92324, US |
| Region / Metro | Colton |
| Year of Construction | 1973 |
| Units | 36 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1915 E Washington St, Colton CA Multifamily Opportunity
Renter-occupied share is high in the surrounding neighborhood, supporting a deeper tenant base and value-add potential for a 1973 asset, according to WDSuite s CRE market data.
This Inner Suburb location in Colton is competitive among Riverside San Bernardino Ontario neighborhoods, with daily-life amenities close by. Neighborhood amenity access tests strong by national standards: cafes and restaurants score in the mid-to-high 90s percentiles nationally, and grocery density sits near the top of U.S. neighborhoods. Park and pharmacy access are limited within the immediate neighborhood footprint, which may modestly reduce walkable recreational and health-service options but is often mitigated by short drives in the Inland Empire.
For investors, the local housing market leans rental: about 81.8% of housing units in the neighborhood are renter-occupied, indicating depth in multifamily demand and potential support for occupancy stability. Neighborhood occupancy is approximately 90.7%; while leasing still requires active management, this level typically supports steady operations when paired with competitive unit finishes and responsive management.
Demographic statistics aggregated within a 3-mile radius point to gradual population growth over the last five years, with households expanding faster than population and average household size edging lower. That mix generally broadens the renter pool and can support absorption of well-positioned units. Median household income has trended higher within the radius, reinforcing the potential for sustained demand; investors should calibrate finish level and unit mix to the area s income distribution to balance rent positioning and retention.
Ownership costs are moderate for the Inland Empire context, and elevated national percentiles for housing and amenities indicate a balanced location proposition. A neighborhood median contract rent ranks in the upper national percentiles, which, paired with a low national percentile on rent-to-income ratios, suggests some affordability pressure; savvy lease management and measured rent steps can help sustain renewal rates. Based on CRE market data from WDSuite, the neighborhood s overall A rating and above-median national amenity scores support durable renter demand for workforce-oriented product.
Safety signals are mixed when viewed across national and metro lenses. Compared with neighborhoods nationwide, overall safety trends as slightly better than average, with violent-offense indicators testing in the top quartile nationally. However, relative to many Riverside San Bernardino Ontario neighborhoods (997 total), the area experiences higher crime than a large share of local peers, and recent year-over-year violent-offense trends point to an uptick. Property-offense indicators sit in a strong national percentile and have eased modestly over the past year.
For underwriting, this suggests focusing on on-site security practices, lighting, and resident engagement, while recognizing that broader metro dynamics can differ from the national picture. Monitoring trend direction over the next few quarters can help calibrate renewal assumptions and marketing spend.
Nearby employers provide a diversified workforce base that supports renter demand and retention, particularly for residents prioritizing commute convenience. The list below reflects proximate corporate offices likely to influence leasing in this part of the Inland Empire: Kinder Morgan, General Mills, McKesson Medical Surgical, Waste Management, and Ryder Vehicle Sales.
- Kinder Morgan energy infrastructure (4.3 miles)
- General Mills consumer packaged goods (13.8 miles)
- McKesson Medical Surgical healthcare distribution (22.5 miles)
- Waste Management environmental services (22.7 miles)
- Ryder Vehicle Sales transportation & logistics (25.3 miles)
The 36-unit property at 1915 E Washington St was built in 1973, older than the neighborhood s average vintage. That gap can translate into value-add upside through targeted renovations, systems modernization, and operational improvements. The location benefits from a renter-tilted housing stock (high neighborhood renter-occupied share) and solid neighborhood amenity access, which together support a larger tenant base and help sustain occupancy around local norms. According to CRE market data from WDSuite, neighborhood-level rents sit in higher national percentiles, underscoring pricing power for well-positioned units, while careful lease management remains important given affordability pressure signals.
Within a 3-mile radius, gradual population growth and a faster increase in households indicate an expanding renter pool and potential for steady absorption. Amenity convenience is a differentiator in the Inland Empire context, and proximity to a diversified set of employers supports day-to-day leasing fundamentals. Key watch items include safety trends relative to metro peers and balancing rent steps with renewal retention objectives.
- Renter-occupied concentration supports depth of demand and renewal stability
- 1973 vintage offers value-add and systems modernization potential versus newer local stock
- Strong national amenity percentiles (cafes, restaurants, groceries) bolster location fundamentals
- Expanding households within 3 miles point to an enlarging renter pool and support absorption
- Risks: metro-relative safety variability and affordability pressure require careful lease and capex planning