| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Fair |
| Demographics | 9th | Poor |
| Amenities | 40th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3251 Highland Ave, Highland, CA, 92346, US |
| Region / Metro | Highland |
| Year of Construction | 2010 |
| Units | 90 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
3251 Highland Ave, Highland Multifamily Opportunity
Stabilized renter demand and a 2010 vintage position this 90‑unit asset for durable performance, with neighborhood occupancy trending above metro norms according to WDSuite’s CRE market data.
Highland’s inner-suburb setting offers everyday convenience that supports leasing: grocery access is strong for the metro, while cafes, parks, and pharmacies are comparatively limited. School scores in the area trend below metro and national averages, which is relevant for family-oriented renter profiles, but proximity to services and arterials remains a practical draw for workforce renters.
Neighborhood occupancy is in the upper tier for the metro (measured for the neighborhood, not the property), indicating steady absorption and reduced downtime risk for comparable assets. Renter concentration is high — a meaningful share of housing units are renter-occupied — which deepens the local tenant base and supports ongoing demand for multifamily product.
Within a 3-mile radius, recent trends show population growth alongside an increase in households, expanding the near-term renter pool. Forward-looking estimates point to a notable rise in household counts even as overall population moderates, implying smaller average household sizes — a dynamic that can support steady demand for apartments and sustain occupancy.
Ownership remains a high-cost path relative to local incomes in this part of the Riverside–San Bernardino–Ontario metro (value-to-income metrics are elevated nationally), which typically reinforces reliance on rental housing and can aid lease retention. At the same time, rent-to-income ratios are on the higher side locally, suggesting investors should underwrite with attention to affordability pressure and renewal strategies.
The neighborhood’s housing stock skews older (average construction year late 1960s), while the subject’s 2010 construction provides competitive differentiation versus legacy assets. This newer vintage can reduce near-term capital surprises and may enable a targeted modernization program to capture incremental rent without full-system overhauls.
Safety indicators compare favorably at the neighborhood level. Violent offense rates are in the top decile for safety nationally, and property offense rates are in the top quartile when compared to neighborhoods across the U.S., based on WDSuite’s data. Recent year-over-year trends show improvement in violent incidents, reinforcing a positive safety trajectory. These figures reflect neighborhood conditions rather than this specific property.
Nearby employers provide a diversified employment base that supports renter demand and commute convenience for workforce tenants, including energy infrastructure, consumer goods, environmental services, medical distribution, and transportation.
- Kinder Morgan — energy infrastructure (10.3 miles)
- General Mills — consumer goods (19.8 miles)
- Waste Management — environmental services (28.5 miles)
- Mckesson Medical Surgical — medical distribution (28.8 miles)
- Ryder Vehicle Sales — transportation services (30.8 miles)
Built in 2010, the property is materially newer than much of the surrounding housing stock, offering competitive positioning versus older assets while leaving room for selective value-add through common-area refreshes and unit upgrades over time. Strong neighborhood-level occupancy and a sizable renter-occupied share point to durable demand, and within a 3-mile radius, household counts have been rising — with projections indicating further increases as household sizes trend smaller. In a high-cost ownership context, this dynamic can support tenant retention and occupancy stability for well-managed multifamily assets.
According to CRE market data from WDSuite, local rents and home values have moved up relative to incomes at the neighborhood level, reinforcing renter reliance on multifamily housing but also calling for disciplined lease management. Investors should underwrite to sustained demand balanced against affordability pressure and the submarket’s amenity mix, which is anchored by strong grocery access but more limited for parks and pharmacies.
- 2010 construction provides competitive positioning versus older neighborhood stock and lowers near-term capex risk
- Neighborhood occupancy trends above metro norms, supporting leasing stability
- 3-mile household growth and smaller household sizes expand the renter pool and support absorption
- High-cost ownership landscape reinforces multifamily demand and potential retention
- Risks: elevated rent-to-income ratios, limited parks/pharmacies, and below-average school scores warrant prudent underwriting