| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 36th | Fair |
| Amenities | 68th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10319 Mills Ave, Montclair, CA, 91763, US |
| Region / Metro | Montclair |
| Year of Construction | 2011 |
| Units | 50 |
| Transaction Date | 2003-08-05 |
| Transaction Price | $913,000 |
| Buyer | WUO STEVE |
| Seller | GARCIA MARIO |
10319 Mills Ave Montclair 2011 Multifamily Asset
Strong renter demand and high neighborhood occupancy support stable operations, according to WDSuite’s CRE market data, with a newer 2011 vintage offering competitive positioning versus older stock in the Riverside–San Bernardino–Ontario metro.
The property sits in an Urban Core neighborhood ranked 116 out of 997 within the Riverside–San Bernardino–Ontario metro, placing it in the top quartile among metro neighborhoods for overall performance. Housing indicators are in the top quartile nationally, and the local stock skews older on average, which helps a 2011 build compete effectively on finishes, systems, and curb appeal.
Daily-needs access is a strength: grocery (79th percentile nationally), parks (81st), childcare (78th), and pharmacies (95th) are all above national averages, while restaurants score competitively (77th). Café density is limited, but the broader amenity mix supports resident convenience and lease retention. Average school ratings hover near 3.0 out of 5, providing a serviceable baseline for family renters.
Neighborhood occupancy is high at the neighborhood level, and renter-occupied housing accounts for roughly half of units, signaling depth in the tenant base and steady multifamily demand. Elevated home values and a high value‑to‑income ratio (both above national medians) indicate a high‑cost ownership market, which can reinforce reliance on rental housing and support pricing power with disciplined lease management.
Within a 3‑mile radius, population and households have grown in recent years, with forecasts calling for continued household expansion and slightly smaller household sizes. This points to a larger renter pool and diversified demand profile that can support occupancy stability and absorption going forward, based on CRE market data from WDSuite.
Comparatively, neighborhood safety trends are favorable in a national context. WDSuite data indicate the area sits in the upper quartile nationwide for lower violent and property offense rates, with recent year‑over‑year violent‑offense declines. For investors, that positioning can support resident retention and broaden the applicant pool, while continued monitoring of local trends remains prudent.
Nearby employment is diversified across logistics, environmental services, healthcare distribution, consumer goods, and aerospace, supporting workforce renter demand and commute convenience for residents.
- Ryder Vehicle Sales — logistics & fleet services (3.4 miles)
- Waste Management — environmental services (4.7 miles)
- Mckesson Medical Surgical — healthcare distribution (7.6 miles)
- General Mills — consumer goods (10.9 miles)
- United Technologies — aerospace & industrial (13.5 miles)
10319 Mills Ave is a 50‑unit, 2011‑vintage community positioned in a high‑performing Urban Core neighborhood where occupancy is strong and renter concentration is substantial. The newer construction relative to the area’s older average stock (late 1970s) provides competitive appeal while limiting near‑term capital exposure to building systems compared with older assets; selective updates may still be warranted for modernization or repositioning.
Neighborhood fundamentals point to durable renter demand: elevated ownership costs sustain reliance on multifamily housing, household growth within 3 miles expands the tenant base, and rent‑to‑income metrics indicate manageable affordability that can support retention. According to commercial real estate analysis from WDSuite, these trends align with above‑metro occupancy levels at the neighborhood level, suggesting a favorable backdrop for cash flow stability with prudent expense and lease management.
- 2011 vintage competes well versus older neighborhood stock, with potential to add value through targeted updates
- High neighborhood occupancy and substantial renter-occupied share support leasing stability
- Elevated ownership costs in the area reinforce multifamily demand and pricing power
- 3‑mile household growth and slightly smaller household sizes expand the renter pool
- Risk: limited café density and shifting tenure toward ownership could temper premium amenity appeal and future renter share