| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 45th | Good |
| Amenities | 60th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9093 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 |
9093 Sycamore Ave, Montclair — 2013 Multifamily Asset
Positioned in an inner-suburban pocket with above-median occupancy and a sizable renter base, the asset benefits from durable leasing fundamentals according to WDSuite’s CRE market data.
Neighborhood fundamentals are strong for workforce-oriented rentals. The area carries an A neighborhood rating and ranks within the top quartile among 997 metro neighborhoods, indicating competitive positioning versus the Riverside–San Bernardino–Ontario market according to WDSuite. Occupancy in the surrounding neighborhood is above the national median, and average NOI per unit trends in the upper national percentiles, supporting underwriting for income stability.
Livability drivers are anchored by dense food and retail options: restaurant and cafe densities sit near the top of national distributions, with grocery and pharmacy access also above national medians. School quality is above the national average for the neighborhood, which can aid retention for family renters. Local park and childcare counts are limited, so on-site amenities or partnerships may matter more for resident satisfaction.
Tenure skews renter-occupied at the neighborhood level, providing depth to the tenant base and supporting multifamily demand. Rent-to-income ratios track below national norms, which can mitigate affordability pressure and aid lease retention. By contrast, elevated home values and a high value-to-income ratio signal a high-cost ownership market, which tends to reinforce reliance on rental housing and supports pricing power for professionally managed properties.
Demographic statistics aggregated within a 3-mile radius show modest population growth in recent years and an increase in households, with forecasts pointing to additional household growth through 2028. Rising median incomes alongside steady rent growth suggest room for continued renter demand without outsized affordability strain, a constructive backdrop for investors conducting multifamily property research.
Vintage context: the property was built in 2013, newer than the neighborhood’s average vintage (1986). Newer construction should remain competitive versus older local stock, though investors should still plan for mid-life systems maintenance and selective upgrades to sustain rent premiums.
Safety indicators are comparatively favorable in this neighborhood context. WDSuite’s national benchmarks place the area above the median for overall safety, with violent offense rates in a high national percentile, indicating comparatively lower violent incident exposure than most U.S. neighborhoods. Recent trend data shows a modest year-over-year improvement in violent offenses.
Property offense metrics sit in stronger-than-average national percentiles but have experienced a recent uptick. For investors, this mix suggests generally supportive safety optics for leasing, while prudent measures such as access control, lighting, and package-management protocols can help manage property crime risk and protect operations.
The employment base nearby spans logistics, environmental services, healthcare distribution, and branded food manufacturing, supporting commuter convenience and steady renter demand for workforce housing. Nearby employers include Ryder Vehicle Sales, Waste Management, McKesson Medical Surgical, General Mills, and United Technologies.
- Ryder Vehicle Sales — logistics & fleet services (5.2 miles)
- Waste Management — environmental services (6.0 miles)
- Mckesson Medical Surgical — healthcare distribution (8.9 miles)
- General Mills — food manufacturing offices (10.4 miles)
- United Technologies — aerospace & industrial offices (15.4 miles)
9093 Sycamore Ave offers investors a 2013-vintage, 27-unit asset positioned in a high-performing inner-suburban neighborhood. According to CRE market data from WDSuite, the local renter concentration is high and neighborhood occupancy sits above the national median, while NOI per unit trends in upper national percentiles, underscoring income durability. Elevated ownership costs in the area sustain reliance on rentals, and demographic trends within a 3-mile radius point to continued renter pool expansion, aiding retention and pricing power.
Relative to older submarket stock, the 2013 construction provides competitive positioning with potential to capture premiums versus 1980s-era properties, while planning for mid-life systems upkeep. Amenity-rich retail and dining access further supports leasing velocity; however, investors should monitor the recent uptick in property offenses and modest five-year softening in neighborhood occupancy when setting operating assumptions.
- High renter-occupied share and above-median neighborhood occupancy support stable demand
- 2013 vintage competes well against older local stock; plan for mid-life systems maintenance
- Elevated home values reinforce rental reliance, aiding retention and pricing discipline
- Amenity-dense retail and dining environment bolsters leasing velocity
- Risks: recent uptick in property offenses and slight occupancy drift warrant conservative underwriting