| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 48th | Good |
| Amenities | 44th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1033 N Archibald Ave, Ontario, CA, 91764, US |
| Region / Metro | Ontario |
| Year of Construction | 1983 |
| Units | 35 |
| Transaction Date | 2016-02-18 |
| Transaction Price | $26,750,000 |
| Buyer | BARN PROPCO LLC |
| Seller | CLEAR CAMBRIDGE LLC |
1033 N Archibald Ave Ontario Multifamily Investment
This 35-unit property benefits from exceptional rental demand dynamics, with neighborhood-level occupancy at 94.3% and renter-occupied housing representing 77.5% of all units according to WDSuite's CRE market data.
Located in an inner suburban neighborhood of Ontario, this property sits within a community that ranks in the top quartile among 997 metro neighborhoods for housing fundamentals. The neighborhood demonstrates strong rental demand characteristics, with 77.5% of housing units being renter-occupied—ranking 23rd among all metro neighborhoods and placing in the 99th percentile nationally. Neighborhood-level occupancy remains stable at 94.3%, supported by a concentrated renter base that provides consistent tenant demand.
Built in 1983, this property predates the neighborhood's average construction year of 1995, presenting potential value-add opportunities through strategic renovations and modernization. The area's housing stock generally reflects newer development patterns, with construction years ranking in the 78th percentile nationally, while this property's earlier vintage may offer renovation upside for investors seeking to capture additional rental premiums.
Demographics within a 3-mile radius show a population of approximately 95,500 residents, with households totaling over 30,800. The area maintains a balanced age distribution, with 29.9% of residents aged 18-34 and 36.0% aged 35-64, supporting diverse tenant demand. Projected household growth of 35.8% through 2028 indicates expanding renter pool potential, while median household income of $76,422 provides a stable tenant base for multifamily properties.
Home values in the neighborhood average $424,303, with a value-to-income ratio of 5.58 that ranks in the 86th percentile nationally. These elevated ownership costs relative to income levels sustain rental demand by limiting homeownership accessibility for many households. The area offers strong amenity access with 2.82 grocery stores per square mile (89th percentile nationally) and 1.41 parks per square mile (90th percentile nationally), supporting tenant retention through neighborhood appeal.
The neighborhood's safety profile presents mixed indicators that warrant investor consideration. Crime statistics rank 915th out of 997 metro neighborhoods, placing the area in the 20th percentile nationally for safety metrics. Property offense rates are estimated at approximately 712 incidents per 100,000 residents, while violent crime rates remain relatively lower at 37 incidents per 100,000 residents, ranking near the metro median.
Recent crime trend data shows significant volatility in reported statistics, which may reflect changes in reporting methodologies or enforcement patterns rather than actual crime increases. Investors should factor these safety considerations into tenant screening processes and property management strategies, while recognizing that the area's strong rental fundamentals may offset some location-related concerns for value-oriented renters.
The property benefits from proximity to major corporate employers throughout the Inland Empire region, providing diverse employment opportunities that support tenant demand and commute convenience for residents.
- General Mills — food manufacturing (5.1 miles)
- Waste Management — environmental services (7.3 miles)
- Ryder Vehicle Sales — transportation services (8.9 miles)
- Mckesson Medical Surgical — healthcare distribution (9.1 miles)
- Edison International — utilities (27.9 miles) — HQ
This 35-unit Ontario property presents a compelling value-add opportunity in a neighborhood with exceptional rental demand fundamentals. The 77.5% renter-occupied housing concentration ranks in the 99th percentile nationally, indicating deep tenant demand that supports occupancy stability and lease retention. With neighborhood-level occupancy at 94.3% and strong demographic growth projected through 2028, the property benefits from both current market strength and future expansion potential.
The 1983 construction year positions this asset for strategic renovation upside, as the property predates the neighborhood's average vintage by over a decade. Combined with elevated home values that sustain rental demand through limited ownership accessibility, this creates favorable conditions for rent growth following modernization investments. According to CRE market data from WDSuite, the area's housing fundamentals rank in the top quartile metro-wide, supporting long-term investment performance.
- Exceptional rental market with 77.5% renter-occupied units (99th percentile nationally)
- Strong occupancy stability at 94.3% neighborhood-level performance
- Value-add potential through renovation of 1983 vintage property
- Projected household growth of 35.8% through 2028 expanding tenant base
- Risk consideration: Safety metrics rank below metro median requiring enhanced tenant screening