| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 48th | Good |
| Amenities | 44th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1001 N Archibald Ave, Ontario, CA, 91764, US |
| Region / Metro | Ontario |
| Year of Construction | 1982 |
| Units | 42 |
| Transaction Date | 2016-02-18 |
| Transaction Price | $26,750,000 |
| Buyer | BARN PROPCO LLC |
| Seller | CLEAR CAMBRIDGE LLC |
1001 N Archibald Ave Ontario Multifamily Investment
This 42-unit property built in 1982 sits in a renter-dominated neighborhood where 77.5% of housing units are renter-occupied—ranking in the top national percentile—and where median household income has grown 24% over five years, according to CRE market data from WDSuite.
The property is located in an Inner Suburb neighborhood of the Riverside-San Bernardino-Ontario metro, rated A overall among 997 neighborhoods. Built in 1982, the asset predates the neighborhood's average construction year of 1995, suggesting potential value-add opportunities through targeted renovations or unit upgrades to align with more recently delivered competing stock. Investors should plan for capital expenditure cycles consistent with properties of this vintage.
Demographic statistics aggregated within a 3-mile radius show a population of approximately 93,000 that has grown 5.8% over the past five years, with households expanding 7.1% over the same period. Median household income within the radius stands at $76,365 and has increased 31.8% since 2018, while median contract rent has risen 33% to $1,805. Forward-looking projections anticipate median household income climbing to $113,749 by 2028—a 49% increase—and median rent reaching $2,416, reflecting continued affordability pressure but also sustained pricing power for well-positioned multifamily assets. The expanding renter pool and income growth support stable tenant demand and renewal rates.
At the neighborhood level, median rent is $2,176 and has grown 37.5% over five years, ranking 145th of 997 neighborhoods (94th national percentile), indicating strong relative rent performance. Neighborhood-level occupancy stands at 94.3%, above the metro median and ranking 537th of 997 neighborhoods (67th national percentile nationally), reflecting healthy absorption and limited vacancy risk. The neighborhood's 77.5% renter-occupied share ranks 23rd of 997 neighborhoods (99th national percentile nationally), underscoring a deep and stable tenant base that reinforces multifamily demand.
Median home values in the neighborhood are $424,303, up 27.6% over five years. Elevated ownership costs limit accessibility to ownership for many households, sustaining reliance on rental housing and supporting tenant retention. The rent-to-income ratio of 0.34 ranks 830th of 997 neighborhoods (3rd national percentile nationally), signaling affordability pressure that warrants careful lease management and attention to retention strategies. Amenity density is competitive: the neighborhood offers 2.82 grocery stores per square mile (89th national percentile), 7.77 restaurants per square mile (87th national percentile), and 1.41 parks per square mile (90th national percentile), all of which enhance tenant appeal and quality of life.
The neighborhood's crime rank is 915th of 997 neighborhoods in the metro (20th national percentile nationally), indicating elevated crime levels relative to peer neighborhoods nationwide. Property offense rates are estimated at 711.8 incidents per 100,000 residents, ranking 699th of 997 neighborhoods (30th national percentile), while violent offense rates stand at 37.3 per 100,000 residents, ranking 538th of 997 neighborhoods (48th national percentile). Both property and violent offense rates have increased sharply year-over-year, though percentage changes should be interpreted cautiously as they may reflect reporting adjustments or small baseline figures.
Investors should account for these safety dynamics in tenant screening, lease terms, and property management protocols. Crime trends at the neighborhood level may influence tenant retention and lease-up velocity, and careful attention to security measures and community engagement can help mitigate risk. Comparing neighborhood trends to broader metro patterns over time will provide additional context for underwriting and asset management decisions.
The property benefits from proximity to several major corporate offices that anchor regional employment and support workforce housing demand. Nearby employers include General Mills, Waste Management, and Ryder Vehicle Sales, all within a 9-mile radius, providing stable commute access for tenants across logistics, consumer goods, and industrial sectors.
- General Mills — consumer goods (5.0 miles)
- Waste Management — environmental services (7.3 miles)
- Ryder Vehicle Sales — logistics & fleet services (9.0 miles)
- Mckesson Medical Surgical — healthcare distribution (9.1 miles)
- Kinder Morgan — energy infrastructure (13.0 miles)
This 42-unit property offers investors exposure to a renter-dense Inner Suburb neighborhood within the Riverside-San Bernardino-Ontario metro, where 77.5% of housing units are renter-occupied—ranking in the 99th national percentile. The neighborhood's A-rated overall quality and strong multifamily fundamentals provide a foundation for stable occupancy and cash flow, with current neighborhood-level occupancy at 94.3%, above the metro median.
Rent growth has been robust, with neighborhood median rent increasing 37.5% over five years to $2,176, ranking in the 94th national percentile. The 3-mile radius demonstrates consistent income expansion, with median household income rising 31.8% since 2018 and projected to reach $113,749 by 2028. These trends support sustained pricing power and rent escalation potential for well-managed assets.
The property's 1982 vintage predates the neighborhood's average construction year of 1995, presenting value-add opportunities through unit renovations, common area upgrades, or amenity enhancements to capture higher rents and improve competitive positioning. Median home values of $424,303—up 27.6% over five years—maintain a high barrier to homeownership, sustaining tenant demand and supporting retention.
Proximity to major employment anchors including General Mills, Waste Management, and Ryder Vehicle Sales within a 9-mile radius supports workforce housing demand across diverse sectors. The neighborhood's amenity density—ranking in the 87th to 90th national percentiles for grocery stores, restaurants, and parks—enhances tenant appeal and quality of life, contributing to lease-up velocity and renewal rates.
Investors should incorporate elevated crime levels (20th national percentile) into underwriting and asset management plans, with attention to security measures, tenant screening, and community engagement to mitigate risk. The rent-to-income ratio of 0.34 (3rd national percentile) signals affordability pressure that warrants thoughtful lease structuring and retention strategies to balance income growth with occupancy stability.