| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Best |
| Demographics | 56th | Good |
| Amenities | 73rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 451 E Riverside Dr, Ontario, CA, 91761, US |
| Region / Metro | Ontario |
| Year of Construction | 1990 |
| Units | 80 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
451 E Riverside Dr Ontario Multifamily Investment
This 80-unit property benefits from strong neighborhood fundamentals including 96.3% occupancy and median household income exceeding $123,000, according to CRE market data from WDSuite.
The property sits in a top-tier Ontario neighborhood ranking 37th among 997 metro neighborhoods with an A+ rating. Neighborhood-level occupancy remains strong at 96.3%, reflecting stable tenant retention dynamics. With median household incomes of $123,571 within the 3-mile radius—ranking in the 87th percentile nationally—the area demonstrates solid income fundamentals supporting rental demand.
Built in 1990, this property aligns with the neighborhood's average construction year, indicating consistent building stock without significant capital expenditure pressures. The area maintains 27% renter occupancy among housing units, providing a stable tenant pool. Median contract rent of $1,830 places the neighborhood in the 88th percentile nationally, demonstrating pricing power while maintaining an 18% rent-to-income ratio.
Amenity density supports tenant retention with 2.64 grocery stores per square mile (88th percentile nationally) and strong restaurant access at 7.93 establishments per square mile. School ratings average 3.5 out of 5, ranking in the 73rd percentile nationally. Home values averaging $620,591 with 44.8% five-year appreciation reinforce rental demand by limiting ownership accessibility for many households.
Demographics within the 3-mile radius show population growth of 0.7% over five years, with forecasted household income growth to $129,993 by 2028. The area maintains larger household sizes at 3.4 average, supporting demand for family-oriented units. Forward-looking projections indicate continued renter pool expansion with 39.3% household growth expected through 2028.
The neighborhood demonstrates mixed safety metrics requiring careful consideration. Violent crime rates rank in the 71st percentile nationally at 9.2 incidents per 100,000 residents, indicating relatively low violent crime compared to neighborhoods nationwide. However, property crime shows elevated levels with recent increases of 1,178% year-over-year, ranking in the bottom 2nd percentile nationally for crime trend improvement.
Overall crime ranking places the neighborhood at 718th among 997 metro neighborhoods, positioning it in the lower half for safety metrics within the Riverside-San Bernardino-Ontario region. Investors should factor these safety considerations into tenant screening protocols and property management strategies while noting that violent crime remains comparatively controlled.
The property benefits from proximity to established corporate offices within the Inland Empire, providing workforce housing for regional employment centers.
- Waste Management — corporate offices (2.6 miles)
- Mckesson Medical Surgical — healthcare distribution (4.3 miles)
- Ryder Vehicle Sales — transportation services (5.1 miles)
- General Mills — food manufacturing (6.5 miles)
This 80-unit Ontario property offers exposure to a high-performing neighborhood with strong occupancy fundamentals and income demographics. The 96.3% neighborhood occupancy rate, combined with median household incomes in the 87th percentile nationally, creates favorable conditions for lease retention and renewal rates. The 1990 construction year aligns with neighborhood norms, avoiding immediate capital expenditure pressures while positioning for potential value-add opportunities through strategic renovations.
Multifamily property research indicates solid rental demand drivers including projected household growth of 39.3% through 2028 and median income growth to nearly $130,000. Home values exceeding $620,000 with continued appreciation limit ownership accessibility, sustaining reliance on rental housing. The property's location provides workforce housing access to major regional employers while benefiting from strong amenity density that supports tenant satisfaction.
- Neighborhood occupancy at 96.3% indicates stable tenant retention dynamics
- Household incomes in 87th percentile nationally support pricing power
- Projected 39.3% household growth through 2028 expands tenant base
- Elevated home values sustain rental demand by limiting ownership access
- Risk consideration: Property crime trends require enhanced security protocols