| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 21st | Poor |
| Amenities | 48th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1235 E D St, Ontario, CA, 91764, US |
| Region / Metro | Ontario |
| Year of Construction | 1981 |
| Units | 22 |
| Transaction Date | 2004-06-21 |
| Transaction Price | $3,100,000 |
| Buyer | Ontario Conversion Partners LLC |
| Seller | Mariposa Woods, LLC |
1235 E D St, Ontario 22-Unit Multifamily Opportunity
Neighborhood occupancy trends are strong and renter concentration supports a stable tenant base, according to WDSuite’s CRE market data. Built in 1981, the asset offers value-add potential relative to newer nearby stock.
Competitive among Riverside–San Bernardino–Ontario neighborhoods, this Ontario location combines steady renter demand with solid day-to-day convenience. Neighborhood occupancy sits in the top quartile among 997 metro neighborhoods, supporting revenue stability and lease retention for multifamily owners, based on CRE market data from WDSuite.
Amenity coverage skews toward essentials: restaurants and grocery options rank among the top quartile of the metro, and park access is notably strong. By contrast, cafes, childcare, and pharmacies are limited locally. For investors, this mix points to practical livability for workforce renters while suggesting that on-site offerings (package lockers, fitness, coworking niches) can differentiate product.
Tenure patterns indicate depth in the renter-occupied share at the neighborhood level, which supports demand for 1–2 bedroom units and larger floor plans. Within a 3-mile radius, recent years show modest population growth and an increase in households alongside slightly smaller household sizes; together, these trends can expand the addressable renter base and support occupancy stability, even as composition shifts.
Ownership costs are elevated versus incomes nationally, which tends to sustain reliance on rental housing and can aid pricing power for well-managed assets. School ratings trend below national averages, so operators may prioritize value, security, and service to compete effectively. Overall housing fundamentals are top quartile nationally, and neighborhood NOI per unit benchmarks outpace many peer areas, signaling resilient operating performance for comparable assets.
Safety metrics are mixed and should be underwritten with care. The neighborhood’s crime rank is toward the higher end within the Riverside–San Bernardino–Ontario metro (ranked 900 out of 997), indicating more reported incidents than many peer neighborhoods. Nationally, the area sits below average for safety (around the 24th percentile), while violent offense indicators are closer to the national middle. Trends can vary by block and property management approach, so investors often underwrite enhanced lighting, access controls, and partnerships with local patrols to support tenant retention.
Nearby corporate offices anchor a broad blue-collar and logistics-heavy employment base that supports workforce renter demand and commute convenience, including Waste Management, General Mills, Ryder Vehicle Sales, McKesson Medical Surgical, and Kinder Morgan.
- Waste Management — waste services (5.6 miles)
- General Mills — food manufacturing (6.2 miles)
- Ryder Vehicle Sales — fleet and logistics (7.0 miles)
- Mckesson Medical Surgical — medical distribution (7.8 miles)
- Kinder Morgan — energy infrastructure (14.9 miles)
1235 E D St offers durable demand drivers for a 22-unit asset in Ontario. Neighborhood occupancy ranks in the metro’s upper tier and the renter-occupied share is substantial, supporting leasing stability and mitigating downtime risk. Elevated ownership costs in the area typically reinforce reliance on multifamily housing, which can translate to steadier rent rolls for well-operated properties. According to CRE market data from WDSuite, local operating benchmarks and top-quartile housing fundamentals compare favorably to many peer neighborhoods.
Built in 1981, the property is older than the neighborhood average vintage. That positioning creates a practical value-add path through targeted renovations and systems upgrades, while the unit mix and larger average floor plans can remain competitive against newer supply. Within a 3-mile radius, households have increased and are projected to continue growing even as average household size trends lower, which can broaden the tenant base and support occupancy. Key underwriting considerations include below-average school ratings, safety metrics that trail metro peers, and rent-to-income pressures that call for disciplined lease management.
- Strong neighborhood occupancy and renter depth support leasing stability
- 1981 vintage provides clear value-add potential versus newer stock
- Elevated ownership costs sustain multifamily demand and pricing power
- Household growth within 3 miles broadens the tenant base and supports retention
- Risks: safety metrics below metro norms, weaker school ratings, and affordability pressure