| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Good |
| Demographics | 48th | Good |
| Amenities | 66th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 227 W H St, Ontario, CA, 91762, US |
| Region / Metro | Ontario |
| Year of Construction | 1980 |
| Units | 100 |
| Transaction Date | 2017-11-16 |
| Transaction Price | $6,669,500 |
| Buyer | RAHF IV GROVE LP |
| Seller | GROVE ASSOCIATES |
227 W H St, Ontario CA Multifamily Investment
Neighborhood occupancy trends sit in the top quartile nationally, supporting stable renter demand according to CRE market data from WDSuite. Elevated ownership costs in San Bernardino County further reinforce reliance on rentals in this Urban Core location.
Situated in Ontario s Urban Core, the neighborhood ranks 94 of 997 within the Riverside San Bernardino Ontario metro, placing it among the area s stronger urban locations for multifamily. Extensive daily-needs access stands out: parks and pharmacies are among the densest in the metro, and restaurant density ranks near the very top, which tends to bolster resident convenience and leasing stickiness.
Retail and services are a clear strength. Grocery access is competitive among metro neighborhoods (ranked 21 of 997), while restaurants are near the top of the pack (ranked 7 of 997). Caf E9 and childcare density are limited locally, which may modestly affect appeal for some household types, but overall amenity coverage trends above national norms (amenities in the 66th national percentile), providing a solid base for renter retention.
For investors screening demand, the share of housing units that are renter-occupied is very high at the neighborhood level, indicating a deep tenant base and support for absorption and renewal velocity (ranked 16 of 997; 99th percentile nationally). Neighborhood occupancy performance is also strong and in the top quartile nationally, a constructive signal for revenue stability through cycles.
Within a 3-mile radius, demographics show recent population softness alongside stable family counts and modestly smaller household sizes projected ahead. Forecasts indicate household growth even as population trends flatten, which can expand the renter pool and support occupancy. Median incomes in the 3-mile area have risen, aligning with sustained rent levels, while the neighborhood s elevated home values relative to incomes point to a high-cost ownership market that tends to sustain rental demand rather than shift households to buying.
The average neighborhood construction year is 1963. With a 1980 vintage, the property is newer than much of the surrounding stock, which can improve competitive positioning versus older buildings; investors should still plan for system updates and targeted modernization to maintain performance.
School ratings in the area trend below national averages (around the 37th percentile), which may temper appeal for some family renters. Even so, the broader combination of amenity access, renter concentration, and occupancy resilience positions this submarket as a viable working household hub within the metro.
Safety metrics should be considered in underwriting. Compared with neighborhoods nationwide, this area sits below the national average for safety (overall safety around the 21st percentile), while violent offense indicators are closer to the national midpoint. Within the Riverside San Bernardino Ontario metro, the neighborhood s crime rank is 912 out of 997 neighborhoods, signaling the need for prudent security measures and tenant screening.
Investors may wish to monitor property crime trends specifically, as recent year-over-year movements have been unfavorable. Well-lit common areas, access control, and partnership with professional management can help support resident experience and retention without over-relying on block-level assumptions.
The employment base features industrial, logistics, and services roles that align with workforce housing demand and commute convenience, including Waste Management, Ryder Vehicle Sales, General Mills, McKesson Medical Surgical, and United Technologies.
- Waste Management corporate offices (5.1 miles)
- Ryder Vehicle Sales corporate offices (5.9 miles)
- General Mills corporate offices (7.6 miles)
- McKesson Medical Surgical healthcare distribution offices (7.7 miles)
- United Technologies corporate offices (16.3 miles)
This 1980-vintage, 100-unit asset competes against an older neighborhood stock base, offering a relative quality edge while still presenting pragmatic value-add opportunities via system upgrades and modernization. Neighborhood-level fundamentals point to durable renter demand: renter-occupied share is among the highest in the metro, and occupancy trends are in the top quartile nationally, supporting income stability. Elevated ownership costs in the area, alongside strong access to daily services and dining, reinforce reliance on multifamily housing. According to CRE market data from WDSuite, neighborhood rents benchmark above many U.S. locations yet remain supported by a sizable workforce tenant base.
Within a 3-mile radius, household counts are expected to grow even as overall population trends flatten, reflecting smaller household sizes and a potential expansion of the renter pool. Rising local incomes and sustained amenity access further support lease retention and pricing power, though investors should underwrite for school quality that trails national norms and for safety trends that warrant active property management and security planning.
- Renter concentration and top-quartile neighborhood occupancy support stable collections and renewal velocity.
- 1980 vintage is newer than much of the local stock, enabling competitive positioning with targeted upgrades.
- High-cost ownership landscape sustains multifamily demand and reduces move-out to buy.
- 3-mile household growth and rising incomes expand the tenant base and support rent durability.
- Risks: below-average school ratings and safety variability require proactive management and capex planning.