| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 21st | Poor |
| Amenities | 48th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1655 E G St, Ontario, CA, 91764, US |
| Region / Metro | Ontario |
| Year of Construction | 1984 |
| Units | 40 |
| Transaction Date | 2016-02-18 |
| Transaction Price | $27,500,000 |
| Buyer | CLEAR WATERFORD LLC |
| Seller | ML CASA III LP |
1655 E G St Ontario Multifamily Investment
Neighborhood occupancy remains tight and renter demand is deep, according to WDSuite s CRE market data, supporting stable performance for a 40-unit asset in Ontario, CA. The investment angle centers on durable renter-occupied share at the neighborhood level rather than the property itself.
The property sits in an Urban Core setting of Ontario within the Riverside San Bernardino Ontario metro. The neighborhood carries a B rating and ranks 371 out of 997 metro neighborhoods competitive among Riverside San Bernardino Ontario neighborhoods with local fundamentals that favor steady multifamily demand. Neighborhood occupancy is strong, and the area s renter-occupied share provides a broad tenant base for workforce housing.
Daily-life amenities are mixed. Restaurants score in the 95th percentile nationally and grocery access is in the 93rd percentile, while parks are a standout at the 97th percentile. By contrast, cafes and pharmacies are sparse. School quality in the neighborhood trends below national norms (average ratings near the 28th percentile), which may modestly influence renter profiles and household selection within the submarket.
The building s 1984 vintage is older than the neighborhood s average construction year (1991). For investors, that points to capital planning and potential value-add opportunities to modernize interiors, improve building systems, and enhance competitiveness versus newer stock.
Within a 3-mile radius, demographic statistics indicate recent population growth alongside an increase in households, with projections showing further household gains even as the population is expected to soften. A declining average household size in the forecast suggests smaller households and a broader renter pool, which can support occupancy stability and leasing depth. Elevated home values relative to incomes in the neighborhood (high national percentiles for home value and value-to-income) indicate a high-cost ownership market that tends to reinforce reliance on multifamily rentals and supports pricing power when managed carefully.
Safety indicators are mixed in a national context. Overall crime sits around the lower national percentiles for safety (roughly the mid-20s), while violent offense levels are closer to the national midpoint and property offense is slightly below average for safety. Recent-year change metrics point to upticks that merit monitoring rather than block-level conclusions. Compared with other Riverside San Bernardino Ontario neighborhoods (997 total), the area does not rank among the safest segments metro-wide, so investors should underwrite with prudent security and operational considerations.
Proximity to established corporate and logistics employers supports commuter convenience and a steady renter pipeline at the neighborhood level. Nearby nodes include General Mills, Waste Management, Ryder Vehicle Sales, McKesson Medical Surgical, and Kinder Morgan.
- General Mills food & consumer goods offices (5.9 miles)
- Waste Management environmental services offices (6.3 miles)
- Ryder Vehicle Sales transportation & fleet services (7.7 miles)
- McKesson Medical Surgical healthcare distribution (8.3 miles)
- Kinder Morgan energy infrastructure offices (14.3 miles)
This 40-unit, 1984-vintage asset benefits from a neighborhood with tight occupancy and a sizable renter-occupied housing base, supporting durable leasing and retention. Amenity access is anchored by strong restaurant, grocery, and park availability, which helps sustain livability for tenants despite thinner cafe and pharmacy presence. Elevated ownership costs in the neighborhood context tend to support multifamily demand and pricing power, while household growth and smaller projected household sizes within a 3-mile radius point to a widening renter pool. According to CRE market data from WDSuite, the neighborhood s operating profile is competitive within the metro, though underwriting should account for value-add capex tied to vintage and for measured security planning.
Key considerations include below-average school ratings and safety metrics that track closer to national mid-to-lower tiers, along with a metro segment that has seen fluctuations in recent offense trends. Even so, the combination of strong neighborhood occupancy, entrenched renter concentration, and proximity to employment nodes creates a credible base case for stable operations, with modernization and targeted repositioning as potential upside levers.
- Tight neighborhood occupancy and durable renter base support stability
- 1984 vintage offers value-add and system modernization potential
- Strong restaurant, grocery, and park access enhances tenant retention
- High-cost ownership landscape reinforces reliance on multifamily rentals
- Risks: below-average school ratings and safety metrics warrant prudent underwriting