| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 45th | Good |
| Amenities | 60th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9016 Sycamore Ave, Montclair, CA, 91763, US |
| Region / Metro | Montclair |
| Year of Construction | 2013 |
| Units | 27 |
| Transaction Date | 2023-05-08 |
| Transaction Price | $72,471,500 |
| Buyer | PASEOS CYPRESS LLC |
| Seller | 4914 OLIVE STREET PROPERTIES LLC |
9016 Sycamore Ave, Montclair CA — Newer 27-Unit Multifamily Position
Built in 2013, this asset benefits from an A-rated inner-suburb location where neighborhood occupancy trends are above national averages, according to WDSuite’s CRE market data, supporting steady tenant demand and pricing resilience.
The property sits in an A-rated neighborhood ranked 107 out of 997 within the Riverside–San Bernardino–Ontario metro, placing it in the top quartile among 997 metro neighborhoods. For investors, that ranking reflects balanced fundamentals across renter demand, amenities, and income trends that can underpin leasing durability.
Local amenity density is a strength: restaurants and cafes are in the top tier nationally, while grocery and pharmacy access are above national averages. However, park and childcare densities are limited, which may modestly influence family-oriented leasing strategies. Neighborhood schools average mid-3s out of five and sit above national norms, offering a practical draw for a wide renter base without commanding premium school-district pricing.
Renter-occupied share is elevated (over three-fifths of housing units are renter-occupied), indicating a broad tenant pool and reinforcing multifamily absorption potential. Neighborhood occupancy sits above the national midpoint, which helps support income stability for professionally managed assets. Median contract rents and home values trend high relative to national benchmarks; in a high-cost ownership market, this typically sustains reliance on rental housing and can support renewal capture, though lease management should account for affordability pressure when pushing rents.
Within a 3-mile radius, recent patterns show modest population growth with households also increasing, and forecasts point to further household expansion by 2028. Rising incomes in the 3-mile area support achievable rents and reduce credit risk, while still requiring attention to price-to-income positioning to maintain retention. The property’s 2013 vintage is newer than the neighborhood’s average construction year of 1986, lending competitive positioning against older stock; investors should still underwrite normal systems upkeep and potential cosmetic refreshes to drive rent trade-outs or unit premiums.
Neighborhood safety indicators are generally favorable on a national basis. Overall crime sits above the national midpoint, and violent offense measures are in a high national percentile (safer than most neighborhoods nationwide), which supports renter confidence and lease retention.
Property offense metrics are better than average nationally but have shown a recent uptick year over year. Investors should monitor building security and lighting, and align insurance and operating practices with current trends rather than assuming further improvement. Compared with other parts of the Riverside–San Bernardino–Ontario metro (997 neighborhoods), the area remains competitive from a safety standpoint without implying block-level guarantees.
Proximity to diversified employers supports workforce housing demand and commute convenience, including Ryder Vehicle Sales, Waste Management, McKesson Medical Surgical, General Mills, and Edison International. This employment mix can help deepen the tenant base and support leasing stability.
- Ryder Vehicle Sales — transportation services (5.3 miles)
- Waste Management — environmental services (6.1 miles)
- Mckesson Medical Surgical — healthcare distribution (9.0 miles)
- General Mills — consumer packaged goods (10.5 miles)
- Edison International — utilities (22.1 miles) — HQ
9016 Sycamore Ave offers a newer 2013-vintage, 27-unit asset in an A-rated inner-suburb with strong renter concentration and amenity access. Compared with older neighborhood stock (average year 1986), the property should compete well for tenants while leaving room for targeted modernization to capture premiums. According to CRE market data from WDSuite, neighborhood occupancy trends sit above national averages and, combined with high-cost ownership conditions, support depth of rental demand and renewal potential.
Within a 3-mile radius, population and household growth, rising incomes, and a diversified nearby employment base point to a larger tenant pool over the medium term. Key considerations include managing affordability pressure in a high-cost market, monitoring recent property crime upticks, and addressing limited park/childcare amenities with on-site or programmatic solutions.
- 2013 vintage outcompetes older neighborhood stock; targeted upgrades can drive rent trade-ups
- A-rated neighborhood, top-quartile metro rank supports stable leasing fundamentals
- High-cost ownership market sustains renter reliance and renewal potential
- 3-mile growth and diversified employers broaden the tenant base
- Risks: affordability pressure and recent property offense uptick warrant prudent lease and security strategies