| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Fair |
| Demographics | 9th | Poor |
| Amenities | 40th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6787 Cole Ave, Highland, CA, 92346, US |
| Region / Metro | Highland |
| Year of Construction | 1988 |
| Units | 76 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
6787 Cole Ave, Highland CA Multifamily Investment
Neighborhood occupancy of 95.4% and a renter-occupied share near two-thirds indicate a durable tenant base, according to WDSuite’s CRE market data. This positioning supports stable leasing for a 76-unit asset while allowing disciplined rent management through cycles.
Located in Highland’s Inner Suburb cluster, the neighborhood carries a C rating and ranks 726 out of 997 metro neighborhoods, placing it below the metro median overall. For multifamily, the more relevant signals are firmer: the neighborhood s occupancy rank is 460 of 997 (above metro median) and its national occupancy percentile is 73, pointing to comparatively steady renter demand and reduced downtime risk relative to many U.S. neighborhoods.
Daily-needs access is a relative strength: grocery density sits in the 93rd percentile nationally and is competitive among Riverside San Bernardino neighborhoods (rank 84 of 997). By contrast, cafes, parks, and pharmacies are sparse (bottom ranks in the metro and low national percentiles), so walk-to lifestyle options are limited. Investors should underwrite conveniences as primarily grocery-anchored with fewer third-space amenities.
Rent positioning trends favor income stability. The neighborhood s median contract rent ranks in the 74th national percentile, aligning with the area s high renter concentration (96th national percentile for the share of housing units that are renter-occupied). Together, these indicators suggest a deep tenant pool that supports occupancy, though pricing should remain sensitive to value given the amenity mix.
Within a 3-mile radius, demographics show recent population growth with households also increasing, expanding the local renter pool. Forward-looking data indicates households are projected to continue rising while average household size trends lower, which typically supports multifamily demand through a broader base of smaller households. Home values sit near the national middle but ownership remains a high-cost proposition relative to local incomes (value-to-income in the higher national percentiles), reinforcing reliance on rental housing and supporting lease retention. Based on WDSuite s commercial real estate analysis benchmarks, the 1988 vintage is newer than the neighborhood average (1968), which helps competitive positioning versus older stock while still requiring scheduled system updates and selective modernization for long-term hold strategies.
Safety signals should be interpreted at the neighborhood level rather than the block. Compared with neighborhoods nationwide, the area ranks in the higher safety percentiles: violent offense metrics are in the 98th percentile nationally and property offenses are in the 85th percentile, indicating comparatively favorable conditions versus most U.S. neighborhoods. Recent trends also point to a notable year-over-year decline in violent offenses. As with all CRE underwriting, investors should supplement this perspective with current local reports and property-level security assessments.
Proximity to diversified employers supports workforce housing demand and commute convenience for residents, with energy, food manufacturing, environmental services, medical distribution, and logistics represented nearby.
- Kinder Morgan energy infrastructure (10.4 miles)
- General Mills food manufacturing offices (19.6 miles)
- Waste Management environmental services (28.7 miles)
- Mckesson Medical Surgical medical distribution (29.0 miles)
- Ryder Vehicle Sales logistics and fleet services (31.1 miles)
6787 Cole Ave offers a 76-unit, 1988-vintage asset in a neighborhood with above-metro-median occupancy and a nationally high renter concentration, supporting steady lease-up and retention. The property s vintage is newer than the submarket s average stock, which aids competitiveness versus older buildings while still warranting capital planning for aging systems and targeted interior upgrades. According to CRE market data from WDSuite, grocery access is strong while third-space amenities are thinner, suggesting demand resilience but a continued focus on value and convenience in leasing strategy.
Within a 3-mile radius, households have been expanding and are projected to continue increasing even as average household size trends lower, broadening the tenant base for multifamily. Ownership remains relatively high-cost versus income benchmarks, which tends to reinforce renter reliance and support occupancy stability. Underwriting should also account for rent-to-income pressure and school quality metrics that are weaker than national norms, balancing pricing power with retention.
- Above-metro-median neighborhood occupancy supports stable leasing and reduced downtime risk.
- 1988 vintage offers competitive positioning versus older area stock with selective value-add potential.
- Strong grocery access and diversified nearby employers underpin workforce renter demand.
- Expanding household counts (3-mile radius) point to a broader tenant base and support occupancy.
- Risks: higher rent-to-income ratios, limited third-space amenities, and lower school ratings warrant careful lease management.