| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 45th | Good |
| Amenities | 60th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9043 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 |
9043 Sycamore Ave, Montclair CA Multifamily Investment
Newer-vintage (2013) 27-unit asset positioned in a renter-heavy Inner Suburb with stable neighborhood occupancy and strong daily needs access, according to WDSuite’s CRE market data. The location supports durable tenant demand with room to differentiate versus older local stock.
The property sits in an Inner Suburb of the Riverside–San Bernardino–Ontario metro with an A neighborhood rating and a neighborhood rank of 107 out of 997, indicating performance competitive among metro neighborhoods. Local housing metrics trend above the national median, and neighborhood occupancy is in the low-90s, signaling operational stability rather than lease-up risk based on CRE market data from WDSuite.
Daily needs access is a strength: restaurants and cafes are dense for the area (both near the 98th percentile nationally), with grocery access also solid (around the 80th percentile nationally). However, parks and formal childcare options inside the neighborhood footprint are limited, which may influence resident amenity expectations and onsite programming.
Schools average roughly mid-to-upper tier for the region (average rating near 3.5 out of five; 87th of 997 in metro rank translates to competitive among metro neighborhoods and about the 73rd percentile nationally). That backdrop supports family renter retention even as households gradually shift toward smaller sizes.
Vintage positioning is favorable: the neighborhood’s average construction year trends toward the late 1980s, while this asset was built in 2013. The newer delivery provides a competitive edge over older stock, with potential to capture tenants prioritizing modern layouts and systems while planning selective upgrades for continued differentiation. Renter-occupied share is high for the neighborhood (rank 89 of 997; top quartile nationally), indicating a deep tenant base and supporting demand for multifamily units.
Demographics aggregated within a 3-mile radius show modest population growth in recent years with additional increases projected, alongside rising household incomes and continued rent growth. This combination points to a larger tenant base over time and supports occupancy stability; at the same time, relatively manageable rent-to-income levels for the area suggest retention advantages but may temper near-term pricing power versus coastal submarkets.
Neighborhood safety indicators compare favorably in a national context. Overall crime sits above the national median for safety (about the 61st percentile). Violent offense rates are particularly favorable, trending in the top percentiles nationally (around the 97th percentile for safety), with a slight year-over-year improvement. Within the metro, the neighborhood’s crime rank indicates competitive safety positioning relative to the 997 neighborhoods assessed.
Property offenses are generally better than most areas nationwide (about the 83rd percentile for safety), though recent data shows a notable year-over-year uptick. Investors should monitor trend direction and consider common-sense measures—lighting, access control, and coordination with local resources—to preserve resident confidence and leasing stability.
The employment base nearby mixes logistics, environmental services, and healthcare/distribution, supporting workforce renter demand and commute convenience for residents. Employers highlighted below reflect that mix and are within typical commuting distance.
- Ryder Vehicle Sales — transportation & logistics (5.3 miles)
- Waste Management — environmental services (6.0 miles)
- Mckesson Medical Surgical — healthcare distribution (8.9 miles)
- General Mills — food manufacturing/distribution (10.4 miles)
- United Technologies — diversified industrial offices (15.5 miles)
Delivered in 2013 with 27 units, this property competes against an older neighborhood stock base, offering a relative quality advantage while still benefiting from a renter-heavy location and low-90s neighborhood occupancy. According to CRE market data from WDSuite, amenity density for restaurants and cafes is a local strength, and schools rank competitively within the metro—factors that can support retention and leasing velocity.
Investor considerations include steady 3-mile population and household growth projections that expand the tenant base, elevated ownership costs in the broader area that reinforce reliance on multifamily, and rent-to-income levels that favor retention but may limit aggressive rent pushes. Recent property-crime upticks warrant monitoring, but overall safety benchmarks remain favorable nationally, and the submarket’s employment mix supports consistent renter demand.
- Newer 2013 vintage versus neighborhood average, supporting competitive positioning with selective value-add potential
- Renter-heavy neighborhood with stable, low-90s occupancy supporting cash flow consistency
- Strong daily-needs access (restaurants, cafes, grocery) and competitive school positioning aid retention
- 3-mile population and household growth expand the tenant base over the forecast period
- Risks: recent property-offense uptick and relatively moderate rent-to-income headroom may temper near-term pricing power