| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 48th | Good |
| Amenities | 44th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1035 N Archibald Ave, Ontario, CA, 91764, US |
| Region / Metro | Ontario |
| Year of Construction | 1983 |
| Units | 48 |
| Transaction Date | 2016-02-18 |
| Transaction Price | $26,750,000 |
| Buyer | BARN PROPCO LLC |
| Seller | CLEAR CAMBRIDGE LLC |
1035 N Archibald Ave Ontario Multifamily Opportunity
Neighborhood occupancy has been resilient with a deep renter base, supported by a high concentration of renter-occupied units and steady leasing, according to WDSuite’s CRE market data. For investors, the area’s rent levels and renter demand suggest pricing power, with attention to affordability management.
The property sits in an Inner Suburb of the Riverside–San Bernardino–Ontario metro, ranked in the top quartile among 997 metro neighborhoods (Neighborhood Rating: A). That positioning signals competitive fundamentals for multifamily relative to nearby submarkets, with leasing supported by a strong renter pool and service-oriented amenities.
Amenity access is mixed: restaurants and grocery options compare favorably (both near the upper tier nationally), and park access trends strong as well. However, cafes and pharmacies are sparse in the immediate neighborhood. School quality trails national norms based on average ratings, which may influence family-oriented demand positioning and suggests focusing on workforce and young professional segments.
For housing metrics, neighborhood rents benchmark high versus national peers, and average NOI per unit ranks in the upper decile, reinforcing the case for stabilized operations when managed tightly. Neighborhood occupancy trends have been solid, and the area shows an exceptionally high share of renter-occupied housing units by neighborhood standards—an indicator of depth in the tenant base and potential demand stability for multifamily operators.
Construction vintage skews newer across the neighborhood, while this asset’s 1983 build is older than the local average year. That age profile can create value-add potential via interior upgrades and building systems modernization, alongside prudent capital planning to ensure competitive positioning against newer stock.
Within a 3-mile radius, demographics show recent population and household growth, expanding the tenant base. Forward-looking projections indicate households continuing to increase with smaller average household sizes—factors that typically support demand for rental units and occupancy stability, even if population growth moderates.
Safety indicators are mixed. Compared with other neighborhoods in the Riverside–San Bernardino–Ontario metro, this area ranks in the lower quartile on crime, indicating it performs below the metro average. Nationally, safety metrics trend below the median, with property offenses weighing on the profile more than violent offenses.
Investors should underwrite for practical measures—lighting, access control, and partnership with local property management practices—to support resident retention and leasing. Monitoring year-over-year trends remains important, as recent changes in reported offenses suggest volatility that can be mitigated with proactive onsite operations.
Nearby corporate nodes provide a diversified employment base that supports renter demand through commute convenience, particularly for logistics, industrial services, and healthcare distribution roles noted below.
- General Mills — food manufacturing offices (5.1 miles)
- Waste Management — environmental services (7.3 miles)
- Ryder Vehicle Sales — transportation and fleet services (8.9 miles)
- Mckesson Medical Surgical — healthcare distribution (9.1 miles)
- Kinder Morgan — energy infrastructure offices (13.0 miles)
1035 N Archibald Ave is positioned in a top-quartile neighborhood within the Riverside–San Bernardino–Ontario metro, where high renter concentration and solid neighborhood occupancy support multifamily demand. Rents benchmark on the higher side nationally, and average NOI per unit in the area trends strong, pointing to operational durability when expenses and leasing are managed closely. Based on CRE market data from WDSuite, the surrounding 3-mile area has seen growth in households and is projected to continue adding households while average household size declines—typically a constructive backdrop for renter pool expansion and occupancy stability.
Built in 1983, the asset is older than the neighborhood’s average construction year, suggesting value-add potential through targeted renovations and systems modernization to compete effectively with newer stock. Investors should also plan for measured affordability and retention strategies (given elevated rent-to-income dynamics) and consider operational measures to address below-metro-average safety and modest school quality.
- Strong renter demand: high neighborhood renter concentration and solid occupancy underpin leasing stability.
- Income performance: neighborhood NOI per unit trends in the upper tier nationally, supporting cash-flow potential with disciplined operations.
- Value-add angle: 1983 vintage offers upgrade and modernization opportunities versus newer competitive stock.
- Demographic support: 3-mile household growth and smaller household sizes expand the tenant base over time.
- Risks to underwrite: affordability pressure, below-metro-average safety, and weaker school ratings may affect retention and unit mix strategy.