| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 45th | Good |
| Amenities | 60th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9017 Sycamore Ave, Montclair, CA, 91763, US |
| Region / Metro | Montclair |
| Year of Construction | 2013 |
| Units | 27 |
| Transaction Date | 2015-04-08 |
| Transaction Price | $108,500,000 |
| Buyer | PASEOS CYPRESS LLC |
| Seller | 4914 OLIVE STREET PROPERTIES LLC |
9017 Sycamore Ave Montclair Multifamily Opportunity
Neighborhood occupancy sits in the low-90s with a high share of renter-occupied housing, supporting stable tenant demand according to WDSuite’s CRE market data. This Inner Suburb location offers everyday convenience and diversified incomes at the neighborhood level, not the property, which can aid retention and reduce downtime between turns.
Positioned in Montclair’s Inner Suburb, the property benefits from a neighborhood rated A and competitive among Riverside–San Bernardino–Ontario neighborhoods (ranked 107 out of 997). Dining and cafe density score in the upper tail nationally, with restaurants and cafes near the 98th percentile, while grocery and pharmacy access trend above national averages. Limited parks and childcare options locally may require residents to look slightly farther for those amenities.
The 2013 vintage is newer than the neighborhood’s typical 1980s housing stock, giving the asset a competitive edge versus older comparables and potentially moderating near-term capex; investors should still plan for mid‑life system updates and selective modernization to sustain positioning.
At the neighborhood level, renter concentration is elevated (share of housing units renter‑occupied), which deepens the tenant base for multifamily. Median home values sit high relative to national norms, indicating a high‑cost ownership market that tends to reinforce reliance on rental housing and can support lease retention.
Within a 3‑mile radius, population and households have grown and are projected to continue expanding through 2028, pointing to a larger tenant pool over time. Household incomes have risen, and forecast gains suggest more spending power in the area, which can support rent collections and steady absorption. Neighborhood occupancy trends remain above national medians, though recent softening warrants attention to leasing strategy and concessions. These patterns are based on CRE market data from WDSuite and reflect neighborhood statistics, not property‑level results.
Safety indicators are comparatively favorable. The neighborhood’s overall crime positioning is top quartile among 997 metro neighborhoods, and national comparisons place the area above average for safety. Violent‑offense metrics are especially strong, ranking in the upper tier nationally, while property‑offense measures also compare well.
Trendwise, recent data show a year‑over‑year uptick in estimated property offenses at the neighborhood level even as violent‑offense estimates have improved modestly. Investors should underwrite with standard precautions—lighting, access control, and resident engagement—while monitoring neighborhood trends over time. All figures reference neighborhood conditions rather than the subject property.
Nearby employment is diversified across logistics, environmental services, healthcare distribution, food manufacturing, and aerospace/industrial offices—offering commute convenience that can support renter demand and lease stability. Employers highlighted below reflect the closest concentration serving the neighborhood.
- Ryder Vehicle Sales — logistics and fleet services (5.3 miles)
- Waste Management — environmental services (6.1 miles)
- Mckesson Medical Surgical — healthcare distribution (9.0 miles)
- General Mills — food manufacturing offices (10.4 miles)
- United Technologies — aerospace/industrial offices (15.5 miles)
9017 Sycamore Ave offers a 2013 multifamily asset in an A‑rated neighborhood with strong amenity access and a deep renter base. Elevated home values and an above‑average neighborhood occupancy backdrop support demand resilience and retention, while the newer vintage should remain competitive versus 1980s comparables with targeted capital planning. According to CRE market data from WDSuite, operating performance in the area trends favorable, and 3‑mile demographics point to ongoing renter pool expansion—supporting steady leasing and collections if managed with disciplined pricing.
Key considerations include modest recent softening in neighborhood occupancy and a recent uptick in estimated property offenses; underwriting should reflect prudent reserves and active asset management. Limited parks and childcare in the immediate area may influence household appeal, but strong dining, grocery, and pharmacy access, plus diversified nearby employers, help sustain day‑to‑day livability for renters.
- Newer 2013 construction versus older local stock supports competitive positioning with manageable near‑term capex.
- High renter concentration and elevated ownership costs deepen the tenant base and aid lease retention.
- Amenity‑rich corridor with strong dining/cafe density and solid grocery/pharmacy access supports daily convenience.
- Growing 3‑mile population and households indicate gradual renter pool expansion supporting occupancy stability.
- Risks: recent softening in neighborhood occupancy, property‑offense uptick, and limited nearby parks/childcare warrant proactive operations and security planning.