| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Fair |
| Demographics | 48th | Good |
| Amenities | 27th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1625 S Mountain Ave, Ontario, CA, 91762, US |
| Region / Metro | Ontario |
| Year of Construction | 1990 |
| Units | 32 |
| Transaction Date | 2015-06-08 |
| Transaction Price | $10,400,000 |
| Buyer | MEKCO INVESTMENT LLC |
| Seller | 5400 ORANGE AVENUE INVESTMENT LLC |
1625 S Mountain Ave Ontario Multifamily Investment
Neighborhood occupancy is solid and ownership costs are elevated for the metro, supporting renter reliance and lease retention potential, according to WDSuite’s CRE market data. Rents trend upward locally while fundamentals point to steady demand depth rather than outsized volatility.
Situated in Ontario’s inner suburbs of the Riverside–San Bernardino–Ontario metro, the area around 1625 S Mountain Ave offers practical renter appeal for workforce households. Restaurants are comparatively dense for the region and nationally competitive, while grocery access is strong; however, parks, pharmacies, childcare, and cafes are sparse within the immediate neighborhood. For investors, this mix implies day-to-day convenience anchored by food and essentials, with some amenity gaps that may modestly influence leasing preferences.
Neighborhood occupancy stands in the upper tier versus national norms (measured for the neighborhood, not this property), suggesting a stable renter base and manageable turnover risk based on CRE market data from WDSuite. Median contract rents in the neighborhood sit above many U.S. areas, and rent-to-income readings indicate balanced affordability pressure relative to coastal California hubs, supporting steady leasing rather than extreme pricing power.
Within a 3-mile radius, population has inched higher and households have grown, with WDSuite data indicating continued household expansion ahead alongside a gradual reduction in average household size. For multifamily investors, a larger household count and smaller household sizes typically expand the tenant pool and support occupancy stability. Renter-occupied share within this 3-mile area is substantial, pointing to a reliable depth of demand for multifamily units and diversified leasing prospects across unit types.
Home values in the neighborhood are high relative to incomes for many U.S. markets, making ownership a higher-cost alternative. This ownership landscape tends to sustain renter demand and can aid lease retention, even as rent growth should be managed alongside affordability considerations to mitigate turnover.
Safety indicators show mixed signals. Overall neighborhood crime sits below the national midpoint on one composite measure, while property and violent offense benchmarks are closer to mid-national ranges, according to WDSuite. For investors, this translates to a setting that is not a clear outlier either way at the national level, with performance that is competitive among some Inland Empire neighborhoods but not top-tier.
Recent-year readings point to volatility in offense rates, underscoring the importance of ongoing monitoring rather than relying on a single snapshot. Framing risk in comparative terms and focusing on trend direction over multiple periods is prudent when underwriting.
Nearby industrial and logistics-oriented employers support a steady workforce renter base and commute convenience for residents. Notable names within a short to moderate drive include Waste Management, Ryder Vehicle Sales, McKesson Medical Surgical, General Mills, and United Technologies.
- Waste Management — environmental services (3.0 miles)
- Ryder Vehicle Sales — transportation & fleet (4.1 miles)
- Mckesson Medical Surgical — healthcare distribution (5.7 miles)
- General Mills — food manufacturing & distribution (7.9 miles)
- United Technologies — aerospace & industrial offices (14.3 miles)
The 32-unit asset at 1625 S Mountain Ave was built in 1990, newer than much of the surrounding housing stock. That vintage can offer a competitive position versus older properties while still leaving room for targeted upgrades to common areas, unit interiors, and building systems as part of a value-oriented capital plan. Neighborhood occupancy is strong by national comparison (measured for the neighborhood), and high ownership costs in the area tend to sustain renter reliance on multifamily housing.
Within a 3-mile radius, WDSuite’s commercial real estate analysis shows modest population growth alongside a notable increase in households and a projected decline in average household size. This combination typically expands the renter pool and supports occupancy stability. Income trends are rising across the area and asking rents have been on an upward trajectory, suggesting potential for durable demand provided owners balance pricing with retention strategies.
- 1990 vintage offers competitive positioning versus older local stock with targeted value-add upside
- Neighborhood occupancy sits above many U.S. areas, supporting leasing stability
- 3-mile household growth and smaller household sizes point to a larger tenant base
- Elevated ownership costs in the area reinforce sustained rental demand and lease retention
- Risks: amenity gaps and safety volatility warrant conservative underwriting and active asset management