| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Good |
| Demographics | 21st | Poor |
| Amenities | 38th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7000 La Praix St, Highland, CA, 92346, US |
| Region / Metro | Highland |
| Year of Construction | 1987 |
| Units | 56 |
| Transaction Date | 1997-07-31 |
| Transaction Price | $325,000 |
| Buyer | MONTEREY VILLAS LLC |
| Seller | LA PRAIX LTD |
7000 La Praix St, Highland Multifamily Investment
Neighborhood occupancy has been resilient, with stability that supports cash flow durability at the submarket level, according to WDSuite’s CRE market data. Strong renter demand and a high-cost ownership landscape in San Bernardino County help underpin consistent leasing conditions.
Located in Highland’s inner-suburban fabric of the Riverside–San Bernardino–Ontario metro, the property benefits from steady neighborhood fundamentals that matter for multifamily investors. Neighborhood occupancy is high (ranked 211th out of 997 metro neighborhoods; top decile nationally), indicating depth of tenant demand and potential support for retention and pricing discipline, based on WDSuite’s commercial real estate analysis.
Daily needs are well covered by essentials: grocery and pharmacy access rank above many peers (both in the higher national percentiles), while lifestyle amenities like cafes and parks are comparatively limited within the immediate neighborhood. This mix favors convenience-led leasing but suggests fewer experiential amenities locally, which investors can address through on-site programming or unit/community upgrades.
Tenure patterns indicate a meaningful renter-occupied share at both the neighborhood level and within the surrounding 3-mile radius. Within 3 miles, renters account for roughly two-fifths of occupied housing units, which supports a broad tenant base and leasing velocity for a 56-unit asset. With median contract rents benchmarking in the upper national percentiles and a rent-to-income ratio that sits below many high-cost markets, lease management can emphasize renewal capture while monitoring affordability pressure for sensitive cohorts.
Demographics aggregated within a 3-mile radius show recent population growth alongside an increase in households, and forward-looking projections call for a larger household count even as average household size trends lower. For investors, a rising household count points to a more diversified renter pool and sustained absorption potential, though marketing may need to address smaller household compositions over time.
Safety indicators present a nuanced picture. Within the Riverside–San Bernardino–Ontario metro, the neighborhood ranks 33rd out of 997 on a composite crime measure, indicating higher exposure relative to many local neighborhoods. Nationally, several metrics read comparatively stronger, with violent-offense indicators positioned in very high safety percentiles and showing notable year-over-year improvement, according to WDSuite’s CRE market data.
For investors, this means underwriting should reflect local security considerations common to parts of the Inland Empire, while recognizing improving trends on severe offenses at the national-comparative level. Property-level measures (lighting, access control, and resident engagement) can help support retention and leasing stability.
Proximity to regional employers supports commuter convenience and broad renter demand, with nearby energy infrastructure, food manufacturing, environmental services, medical distribution, and logistics sales operations that draw a diverse workforce.
- Kinder Morgan — energy infrastructure (10.8 miles)
- General Mills — food manufacturing (19.4 miles)
- Waste Management — environmental services (29.1 miles)
- Mckesson Medical Surgical — medical distribution (29.4 miles)
- Ryder Vehicle Sales — logistics & fleet sales (31.5 miles)
7000 La Praix St is a 56-unit 1987-vintage asset positioned in a neighborhood with high occupancy and essential retail access, offering near-term cash flow stability with value-add potential. Being newer than the area’s average construction year, the property should compete well against older stock, while investors may still plan for system upgrades and modernization to enhance positioning.
Household and income trends within a 3-mile radius point to a broadening renter pool and rising spending power, supporting rent growth and renewals. Elevated home values in the area reinforce reliance on multifamily, and neighborhood-level rents benchmark in upper national percentiles—factors that can sustain pricing power when paired with disciplined leasing. According to CRE market data from WDSuite, neighborhood occupancy remains above many metro peers, a backdrop that supports retention even as investors monitor amenity gaps and localized safety exposure.
- High neighborhood occupancy supports cash flow durability and renewal capture
- 1987 construction offers competitive positioning versus older area stock with upgrade upside
- 3-mile household and income growth expands the tenant base and underpins leasing velocity
- Elevated ownership costs in San Bernardino County reinforce sustained multifamily demand
- Risks: localized safety exposure and limited nearby lifestyle amenities may require targeted CapEx and onsite programming