| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 45th | Good |
| Amenities | 60th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9067 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 |
9067 Sycamore Ave Montclair 27-Unit Multifamily
Newer 2013 construction positions this asset competitively against older local stock, while a high share of renter-occupied units in the neighborhood supports depth of tenant demand, according to WDSuite’s CRE market data. Neighborhood occupancy trends are steady relative to national benchmarks, suggesting durable leasing fundamentals for a 27-unit property.
The property sits in an Inner Suburb pocket of Montclair with an A neighborhood rating and a neighborhood rank of 107 out of 997 in the Riverside–San Bernardino–Ontario metro, indicating performance that is competitive among metro neighborhoods. Dining density is a local strength (cafes and restaurants rank near the top of metro peers and place the area in the high national percentiles), while everyday conveniences like groceries and pharmacies are available at levels above national averages, based on CRE market data from WDSuite.
Average school ratings trend above national norms (around the top quartile nationally), which can help with retention for family renters. Parks and formal childcare centers are less prevalent in the immediate neighborhood, so residents may rely on nearby cities for those amenities; investors should consider this when marketing unit mix and community features.
For multifamily dynamics, the share of housing units that are renter-occupied in the neighborhood is elevated relative to the metro, signaling a deep tenant base and supporting occupancy stability. Neighborhood occupancy is above the national median, and median contract rents benchmark on the higher end nationally; taken together, this points to solid pricing power for well-maintained assets, with standard lease management to monitor affordability pressure.
Within a 3-mile radius, demographics show modest population and household growth over the past five years with further increases projected by 2028, indicating gradual renter pool expansion. Median household incomes have climbed and are projected to continue rising, while elevated home values in the area create a high-cost ownership market that tends to sustain reliance on multifamily rentals, reinforcing tenant retention prospects.
Safety indicators in the neighborhood compare favorably to many peers. The neighborhood’s crime rank is 219 out of 997 metro neighborhoods, placing it above the metro average. Violent offense levels benchmark in the top national percentiles (safer than most neighborhoods nationwide), while property offense levels also sit better than national averages but should be monitored due to a recent year-over-year uptick. As always, investors should evaluate trends at the neighborhood level rather than block-by-block.
Nearby corporate employers provide a diverse employment base that supports renter demand through commute convenience, including logistics, waste services, medical distribution, consumer packaged goods, and utilities.
- Ryder Vehicle Sales — logistics/distribution (5.3 miles)
- Waste Management — waste services (6.0 miles)
- Mckesson Medical Surgical — medical distribution (8.9 miles)
- General Mills — consumer packaged goods (10.4 miles)
- Edison International — utilities (22.1 miles) — HQ
This 27-unit asset benefits from neighborhood fundamentals that support durable occupancy: a high renter concentration, above-median neighborhood occupancy, and amenity access that skews toward dining and daily necessities. The 2013 construction is newer than the area’s average vintage, offering relative competitiveness versus older stock while leaving room for targeted modernization and systems planning over the next cycle.
Household and population growth within a 3-mile radius point to a gradually expanding tenant base, and elevated home values in the area tend to reinforce reliance on rental housing, aiding lease retention. Median rents trend high nationally, but rent-to-income levels in the neighborhood are comparatively manageable, which can temper turnover risk when paired with proactive lease management, according to commercial real estate analysis from WDSuite.
- Newer 2013 construction relative to local stock supports competitive positioning and reduces near-term CapEx versus older assets.
- Elevated renter-occupied share and above-median neighborhood occupancy support demand depth and leasing stability.
- 3-mile population and household growth, alongside rising incomes, point to a larger renter pool and sustained absorption.
- High-cost ownership market underpins rental demand and can support pricing power for well-maintained units.
- Risks: limited nearby parks/childcare amenities and a recent uptick in property offenses warrant ongoing monitoring and resident engagement.