| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Good |
| Demographics | 41st | Good |
| Amenities | 26th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2265 Denair Ave, Highland, CA, 92346, US |
| Region / Metro | Highland |
| Year of Construction | 1979 |
| Units | 48 |
| Transaction Date | 2015-09-15 |
| Transaction Price | $5,500,000 |
| Buyer | --- |
| Seller | --- |
2265 Denair Ave Highland CA Multifamily Investment
Neighborhood occupancy is solid and demand is supported by a sizable renter base nearby, according to WDSuite’s CRE market data. Expect stable leasing fundamentals driven more by location and household growth dynamics than by amenities.
Located in Highland’s inner-suburban fabric of the Riverside–San Bernardino–Ontario metro, the neighborhood shows durable renter demand signals for multifamily. Neighborhood occupancy trends are strong relative to national norms (88th percentile), indicating generally tight leasing conditions at the neighborhood level rather than at this specific property. Grocery access is a relative strength (86th percentile nationally), while restaurants are adequate for a suburban location (69th percentile). Cafés, parks, childcare, and pharmacies are limited locally, so convenience skews toward everyday essentials rather than lifestyle amenities.
Within a 3-mile radius, demographic data show population growth over the last five years and a concurrent rise in households, expanding the potential tenant base. Forward-looking data indicate continued increases in households alongside smaller average household sizes, which can translate into more leasing activity even if population growth moderates. These shifts typically support occupancy stability and a steady pipeline of prospective renters.
Tenure patterns within a 3-mile radius point to roughly 38.8% of housing units being renter-occupied, providing a meaningful depth of potential renters for a 48-unit asset. Median household incomes in the area are healthy, and the neighborhood’s rent-to-income positioning (20%) suggests manageable affordability pressure that can aid retention while still allowing for disciplined rent optimization. Elevated single-family values relative to many U.S. neighborhoods reinforce renter reliance on multifamily housing, supporting lease-up and renewal prospects.
Relative to the metro, the neighborhood’s overall standing is competitive among Riverside–San Bernardino–Ontario neighborhoods (ranked 518 out of 997). School ratings average on the lower side locally, which may steer demand composition toward workforce renters rather than family-driven moves, an important consideration for unit mix, amenities, and pricing strategy.
Safety indicators compare favorably in context. Overall crime conditions are competitive among Riverside–San Bernardino–Ontario neighborhoods (rank 214 out of 997), and the neighborhood posts stronger results than many areas nationwide, with property offenses in the top quartile for safety (79th percentile) and violent offenses also performing well versus national peers (71st percentile). These statements reflect neighborhood-level patterns, not block-by-block conditions.
Recent trends are mixed: estimated property offense rates have improved year over year, while violent offense rates have recently trended higher. Investors should underwrite with conservative assumptions and consider standard security, lighting, and resident-engagement measures appropriate for an inner-suburban asset.
Proximity to a diversified employment base supports renter demand and commute convenience, notably in energy infrastructure, packaged foods, environmental services, medical distribution, and transportation sales—industries reflected below.
- Kinder Morgan — energy infrastructure (11.1 miles)
- General Mills — packaged foods (20.1 miles)
- Waste Management — environmental services (29.4 miles)
- Mckesson Medical Surgical — medical distribution (29.7 miles)
- Ryder Vehicle Sales — transportation sales (31.7 miles)
This 48-unit asset at 2265 Denair Ave offers exposure to a tight neighborhood rental market with occupancy readings that outperform national norms, according to CRE market data from WDSuite. Within a 3-mile radius, the renter pool has expanded alongside growth in households, and smaller projected household sizes point to continued leasing activity even if population growth moderates. Elevated for-sale values in the area tend to sustain reliance on multifamily, supporting pricing power when paired with disciplined affordability management.
Built in 1979, the property may benefit from targeted capital improvements and value-add renovations to remain competitive against newer inventory, particularly in unit finishes, energy systems, and curb appeal. Underwriting should account for modest amenity limitations in the immediate neighborhood and mixed safety trend signals, while leaning on strong grocery access, solid incomes, and a stable workforce base to support occupancy and renewals.
- Tight neighborhood occupancy supports leasing stability and renewal potential.
- 3-mile household growth and smaller household sizes expand the tenant base.
- Elevated ownership costs locally reinforce reliance on multifamily housing.
- 1979 vintage offers value-add and modernization upside with targeted capex.
- Risks: limited nearby lifestyle amenities and mixed safety trends warrant conservative underwriting.