| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Fair |
| Demographics | 9th | Poor |
| Amenities | 40th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3795 Atlantic Ave, Highland, CA, 92346, US |
| Region / Metro | Highland |
| Year of Construction | 1979 |
| Units | 49 |
| Transaction Date | 2004-09-15 |
| Transaction Price | $4,410,000 |
| Buyer | ARR 1865 |
| Seller | JJB CO |
3795 Atlantic Ave, Highland CA Multifamily Investment
Neighborhood occupancy remains in the mid-90s and renter-occupied housing is sizable, supporting stable leasing conditions according to WDSuite’s CRE market data.
This Inner Suburb location in Highland balances everyday convenience with pragmatic investment drivers. Grocery access is comparatively strong for the metro (high neighborhood grocery density), while restaurants are moderate and cafes, parks, and pharmacies are limited—factors that can influence resident satisfaction and leasing strategy. Average school ratings trend low relative to national benchmarks, which may temper appeal for some family renters and should be considered in marketing and unit mix planning.
For multifamily fundamentals, the neighborhood’s occupancy is about 95% (neighborhood metric, not property-specific) and has edged higher over the past five years, indicating demand resilience versus broader cycles. Renter-occupied housing accounts for a substantial share of local units (neighborhood tenure data), signaling a deep tenant base that can support leasing continuity and absorption for similar assets.
Vintage positioning matters: the property’s 1979 construction is newer than the neighborhood’s average vintage (late 1960s). That relative age can be competitively advantageous versus older stock, while still offering potential value-add through targeted system upgrades and interior modernization to enhance rentability and retention.
Demographics within a 3-mile radius show recent population and household growth, expanding the near-term renter pool. Looking forward, forecasts indicate a modest population dip alongside an increase in household counts and smaller average household size—patterns that can sustain multifamily demand by broadening the number of renting households, even as overall population trends soften.
Ownership context is also relevant. Local home values sit in a high-cost ownership position relative to incomes (above national norms on value-to-income), which tends to reinforce renter reliance on multifamily housing and can support pricing power. At the same time, neighborhood rent-to-income ratios are elevated, suggesting affordability pressure that owners should manage via thoughtful renewals, unit finish-level calibration, and amenity programming.
Safety conditions should be assessed with multiple benchmarks and over time. On national comparisons, neighborhood indicators suggest stronger-than-average standing for both violent and property offenses (higher national safety percentiles indicate comparatively safer levels). Recent trends point to improvement in violent incidents year over year, while property-related metrics show more mixed movement. Conditions vary across the Riverside–San Bernardino–Ontario metro, so asset-specific security measures and resident engagement can further support retention and leasing.
Nearby corporate offices provide a diversified employment base that supports renter demand through commute convenience, notably in energy infrastructure, consumer foods, waste services, and medical distribution.
- Kinder Morgan — energy infrastructure (10.7 miles)
- General Mills — consumer foods (19.7 miles)
- Waste Management — waste services (29.0 miles)
- Mckesson Medical Surgical — medical distribution (29.3 miles)
3795 Atlantic Ave offers a practical value-add profile in an Inner Suburb location where neighborhood occupancy remains solid and the renter base is deep. The 1979 vintage is somewhat newer than the area’s average stock, creating an opportunity to compete against older assets while planning targeted capital to modernize interiors and systems. According to CRE market data from WDSuite, the surrounding neighborhood shows sustained renter demand alongside an ownership market that is relatively high-cost versus local incomes—dynamics that can underpin leasing stability and help support rent performance.
Investor considerations include elevated rent-to-income ratios at the neighborhood level (affordability pressure), uneven amenity depth (limited parks, cafes, and pharmacies), and lower average school ratings. Demographic data aggregated within a 3-mile radius indicates recent growth in population and households; forward-looking estimates show household counts continuing to rise even as population trends level, which can maintain a broad tenant base and support occupancy management over the hold.
- Stable neighborhood occupancy and sizable renter-occupied share support leasing continuity
- 1979 construction offers value-add upside versus older local stock
- High-cost ownership context relative to incomes can reinforce multifamily demand
- 3-mile household growth and smaller household sizes expand the potential renter pool
- Risks: affordability pressure (high rent-to-income), limited amenities, and lower average school ratings