| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Good |
| Demographics | 48th | Good |
| Amenities | 66th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 280 N Lemon St, Ontario, CA, 91764, US |
| Region / Metro | Ontario |
| Year of Construction | 2009 |
| Units | 76 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
280 N Lemon St Ontario Multifamily Investment
High neighborhood occupancy and a deep renter base in Ontario support stable leasing, according to WDSuite’s CRE market data. In a high-cost ownership market, the asset offers durable renter appeal without relying on outsized rent growth.
Rated A and ranked 94 out of 997 metro neighborhoods, this Urban Core location sits in the top quartile among Riverside–San Bernardino–Ontario submarkets. Neighborhood occupancy is elevated by national standards, reinforcing a baseline of leasing stability for multifamily.
Daily-needs access is a local strength: grocery, parks, pharmacies, and restaurants are all dense by national comparison (each near the top of U.S. percentiles), which supports resident convenience and retention. Cafe and childcare density is thinner nearby, which may modestly limit lifestyle optionality at the micro level.
Tenure patterns point to strong rental demand: the neighborhood shows a high share of renter-occupied housing units, indicating a deep tenant base and resilient absorption for professionally managed apartments. Median home values are elevated relative to incomes in this part of San Bernardino County, a high-cost ownership backdrop that tends to sustain reliance on multifamily housing and support pricing power.
Within a 3-mile radius, recent years show a slight population contraction but improving income profiles; households are projected to increase with smaller average household sizes, expanding the renter pool over time. These dynamics, based on multifamily property research from WDSuite, suggest continued depth of demand even as household composition evolves.
Vintage matters for competitive positioning. The property’s 2009 construction is notably newer than the neighborhood’s older housing stock (average vintage skewing 1960s), which can differentiate on systems, layouts, and finishes versus legacy product. Investors should still plan for selective modernization as the asset approaches mid-life to maintain competitive standing.
Safety outcomes are mixed relative to peers. The neighborhood’s crime rank sits in the lower half of the metro (912 of 997), indicating higher incident levels compared with many Riverside–San Bernardino–Ontario neighborhoods. Nationally, violent-offense measures trend around the middle of the pack, while property-offense measures are weaker. Recent year-over-year changes point to increases in estimated rates, so trend monitoring and prudent security and lighting plans are advisable for asset management.
For investors, these conditions typically call for proactive operating practices (access control, lighting, and community engagement) rather than a thesis driver; leasing fundamentals remain supported by the area’s renter concentration and daily-needs amenity density.
Nearby employment anchors span industrial services, distribution, and consumer goods—a base that supports workforce housing demand and commute convenience for renters. Key employers include Waste Management, Ryder Vehicle Sales, General Mills, McKesson Medical Surgical, and Kinder Morgan.
- Waste Management — waste services (4.8 miles)
- Ryder Vehicle Sales — fleet sales (5.8 miles)
- General Mills — consumer foods (7.2 miles)
- Mckesson Medical Surgical — medical supply distribution (7.3 miles)
- Kinder Morgan — energy infrastructure (16.1 miles)
This 76-unit, 2009-vintage community benefits from strong neighborhood fundamentals: high renter concentration, elevated occupancy, and dense daily-needs amenities that underpin retention and leasing velocity. Elevated ownership costs in the area reinforce sustained reliance on rentals, while the asset’s newer construction compares favorably to older local stock, with potential to capture a quality premium; targeted updates can extend its competitive edge.
Within a 3-mile radius, household counts are projected to rise even as average household size trends lower, expanding the tenant base and supporting occupancy stability. According to CRE market data from WDSuite, these dynamics align with above-median neighborhood performance in housing and amenities, suggesting durable demand with measured rent growth potential rather than dependence on aggressive assumptions.
- Newer 2009 vintage versus older neighborhood stock supports competitive positioning
- High renter-occupied share and strong neighborhood occupancy bolster leasing stability
- Dense daily-needs amenities (grocery, parks, pharmacies, restaurants) aid retention
- High-cost ownership market reinforces multifamily demand and pricing power
- Risk: below-metro safety ranking and modest school ratings require active management