| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 48th | Poor |
| Demographics | 6th | Poor |
| Amenities | 29th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 26245 Baseline St, Highland, CA, 92346, US |
| Region / Metro | Highland |
| Year of Construction | 1973 |
| Units | 65 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
26245 Baseline St, Highland CA Multifamily Investment
Neighborhood multifamily occupancy is strong with a high share of renter-occupied units, supporting stable lease-up and retention, according to CRE market data from WDSuite.
Located in Highland within the Riverside–San Bernardino–Ontario metro, the property sits in a neighborhood rated C- with an Urban Core profile. Multifamily occupancy for the neighborhood is in the top quartile nationally, and renter concentration is high (share of housing units that are renter-occupied), indicating a deep tenant base and steady demand for workforce housing.
Day-to-day amenities are anchored by groceries and dining: neighborhood grocery density is strong (around the 91st percentile nationally) and restaurants are competitive (about the 85th percentile), while cafes, parks, and pharmacies are comparatively limited. For investors, this mix supports convenience-driven retention while signaling room for neighborhood amenity growth over time.
Within a 3-mile radius, recent data show modest population growth alongside an increase in households, which expands the renter pool and supports occupancy stability. Forward-looking projections indicate households may continue to rise even if total population trends soften, implying smaller average household sizes and a steady flow of renters entering the market rather than a surge in new unit construction.
The median construction year across nearby housing skews older than this asset; built in 1973, the property is newer than the neighborhood average (1951). That positioning can be advantageous versus older stock, while still warranting capital planning for building systems and targeted renovations to enhance competitive standing and push rents where feasible. According to WDSuite’s commercial real estate analysis, local contract rents sit around the mid-range for the region, and the neighborhood’s high occupancy supports pricing resilience.
Home values in the neighborhood rank on the lower side nationally, which can make ownership relatively more accessible than in high-cost coastal submarkets. For multifamily investors, this typically introduces some competition from entry-level ownership options; however, elevated renter share and strong neighborhood occupancy point to durable rental demand. Rent-to-income levels suggest some affordability pressure, which underscores the importance of thoughtful lease management and value-oriented renovations.
Safety trends benchmark near the national middle on overall crime, with violent incident levels comparing favorably (roughly top quartile nationally) and property offense rates also positioned well versus national peers. This suggests the area performs comparatively better on more severe categories even if general crime sits around the national average.
Recent year-over-year readings indicate some volatility in property offense metrics. Investors should monitor trend direction at the neighborhood level and pair that with on-the-ground diligence, but the broader percentile positioning indicates conditions that are competitive among regional neighborhoods.
The employment base includes nearby corporate offices across energy infrastructure, food manufacturing, waste services, medical distribution, and fleet management — supporting renter demand through commute convenience and diverse job categories.
- Kinder Morgan — energy infrastructure (9.0 miles)
- General Mills — food manufacturing offices (18.6 miles)
- Waste Management — waste services (27.4 miles)
- Mckesson Medical Surgical — medical distribution (27.6 miles)
- Ryder Vehicle Sales — fleet management (29.7 miles)
This 65-unit, 1973-vintage asset benefits from a high-occupancy neighborhood and a renter-heavy housing base, supporting consistent leasing and retention. Grocery and restaurant access is strong, and 3-mile demographics indicate household growth and income gains that expand the tenant base and help sustain occupancy. Based on CRE market data from WDSuite, the neighborhood’s rent levels and top-quartile occupancy provide footing for measured rent growth, while the asset’s vintage offers clear value-add opportunities through system upgrades and interior improvements.
Key watch items include affordability pressure (rent-to-income dynamics) and limited nearby parks, pharmacies, and cafes, which may influence longer-term amenity expectations. Safety metrics benchmark near national norms with comparatively favorable readings on violent and property offense categories, though investors should monitor recent volatility trends as part of risk management.
- High neighborhood occupancy and strong renter concentration support stable demand
- 1973 vintage offers value-add upside via targeted renovations and system upgrades
- Strong grocery and dining access aids retention and day-to-day convenience
- 3-mile household growth and income gains expand the tenant base and support occupancy
- Risks: affordability pressure, limited park/pharmacy/cafe amenities, and safety trend volatility