| 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 | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
7000 La Praix St Highland 56-Unit Multifamily Opportunity
Neighborhood occupancy is elevated and rents trend manageable for retention, based on CRE market data from WDSuite, supporting a steady renter base at the submarket level; these metrics reflect the surrounding neighborhood rather than the property itself.
Situated in Highland’s inner-suburban fabric of the Riverside–San Bernardino–Ontario metro, the property benefits from a neighborhood occupancy rate that sits in the top quartile nationally, according to WDSuite’s CRE market data. That backdrop points to demand depth and lease stability at the neighborhood level, not the specific asset. Median neighborhood rents are positioned in the upper national range while the local rent-to-income ratio trends relatively moderate, a mix that can help pricing power without overextending residents.
The building’s 1987 vintage is newer than the neighborhood’s older housing stock (average construction year skews mid-1960s). For investors, this generally implies a competitive position versus older comparables while still warranting capital planning for systems and interior modernization to capture value-add upside.
Within a 3-mile radius, the population expanded over the last five years alongside an increase in households, indicating a larger tenant base. Forward-looking neighborhood data signal smaller average household sizes with households projected to rise even as population growth moderates, which can diversify renter demand and support occupancy stability over time.
Local amenity coverage is serviceable where it matters for daily needs: grocery and pharmacy access benchmark above national medians, and restaurants are competitive, while parks, cafes, and childcare options are thinner. Median home values in the surrounding neighborhood sit in a higher national bracket with value-to-income also elevated; in practice, a high-cost ownership market tends to reinforce reliance on multifamily rentals and can aid lease retention.
Safety signals are mixed in a way investors often see in inner suburbs. Within the Riverside–San Bernardino–Ontario metro (997 neighborhoods), this neighborhood’s crime rank places it below the metro average, indicating comparatively higher reported crime locally. At the same time, national comparisons from WDSuite show the neighborhood performs above the U.S. median overall, with violent-offense indicators in the top decile nationally and recent estimates pointing to a year-over-year decline.
Taken together, the area trends safer than many neighborhoods nationwide but remains more variable versus metro peers. Investors should underwrite with conservative assumptions, focusing on property-level security, lighting, and resident-engagement practices to support retention.
Nearby employers provide a diversified employment base that supports renter demand and commute convenience for workforce housing, including energy infrastructure, food manufacturing, environmental services, medical distribution, and logistics.
- Kinder Morgan — energy infrastructure (10.8 miles)
- General Mills — food manufacturing (19.4 miles)
- Waste Management — environmental services (29.2 miles)
- Mckesson Medical Surgical — medical distribution (29.4 miles)
- Ryder Vehicle Sales — logistics (31.5 miles)
This 56-unit asset at 7000 La Praix St aligns with a neighborhood profile characterized by strong occupancy and a renter base supported by a relatively moderate rent-to-income burden, according to commercial real estate analysis from WDSuite. The combination of elevated neighborhood occupancy and higher ownership costs in the area tends to sustain multifamily demand and can bolster lease retention. The 1987 construction is newer than much of the surrounding housing stock, creating a path for selective renovations to improve unit competitiveness and capture value-add returns.
Within a 3-mile radius, recent population and household growth have expanded the renter pool. Looking ahead, projections point to smaller average household sizes and continued household count increases, which can support leasing velocity even if population growth moderates. Amenity access is anchored by grocery, pharmacy, and restaurant coverage, providing day-to-day convenience for residents.
- Neighborhood occupancy ranks in the top tier nationally, supporting income stability at the area level.
- 1987 vintage offers competitive positioning versus older stock with clear value-add modernization potential.
- Elevated ownership costs locally tend to reinforce reliance on rentals, aiding retention and pricing power.
- 3-mile demographics indicate a growing household base and smaller household sizes, broadening renter demand.
- Risks: crime benchmarks are weaker versus metro peers and amenity depth is uneven; underwrite security and CapEx accordingly.