| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Good |
| Demographics | 28th | Fair |
| Amenities | 31st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 607 W Vesta St, Ontario, CA, 91762, US |
| Region / Metro | Ontario |
| Year of Construction | 1991 |
| Units | 58 |
| Transaction Date | 1996-05-13 |
| Transaction Price | $2,110,000 |
| Buyer | ONTARIO PLAZA APARTMENTS LLC |
| Seller | DOWNEY S & L ASSN FA |
607 W Vesta St Ontario Multifamily Investment
Stabilized renter demand and high neighborhood occupancy point to durable income potential, according to WDSuite’s CRE market data. Newer-than-area-average vintage supports competitive positioning while pricing should remain disciplined against local income trends.
This Ontario location sits within the Riverside–San Bernardino–Ontario metro’s Urban Core, where neighborhood occupancy trends are strong and renter demand is deep. The neighborhood’s occupancy ranks in the upper tier nationally, and the share of renter-occupied housing units is among the highest in the metro (ranked 53 out of 997), signaling a large, reliable tenant base for multifamily assets. Property vintage locally skews older (average 1968), so a 1991 asset should compete well against nearby stock while investors should still plan for system updates typical of early-1990s construction.
Daily-needs retail is a relative strength: grocery access is top quartile nationally (98th percentile), and restaurants are also competitive (90th percentile). In contrast, the immediate area shows limited park, pharmacy, childcare, and cafe density, which may modestly impact lifestyle appeal; investors can offset this with on-site amenities and convenience-forward operations.
Within a 3-mile radius, demographics indicate a broad working-age population and steady income gains over time, with median household income rising in recent periods. While the 5-year population trend is slightly negative, forecasts point to an increase in total households and smaller average household size, which typically supports a larger renter pool and steadier lease-up for appropriately sized units.
For context on affordability, elevated home values (around the 80th national percentile) define a higher-cost ownership market, which tends to reinforce reliance on multifamily rentals and supports lease retention. Rent-to-income ratios remain comparatively manageable, suggesting room for performance through operational execution rather than outsized rent pushes, helping balance pricing power with retention risk based on CRE market data from WDSuite.
Safety indicators for the neighborhood trail both metro and national benchmarks. The area sits well below the national median for safety (around the 21st percentile) and ranks in the less competitive range within the Riverside–San Bernardino–Ontario metro (911 out of 997 neighborhoods), signaling that investors should underwrite for enhanced property-level security, lighting, and monitoring practices.
Recent data also show volatility in reported offenses. Rather than relying on short-term swings, prudent underwriting emphasizes trend monitoring, partnerships with local patrol resources, and resident engagement. These measures can help sustain leasing and retention even where broader neighborhood safety metrics are less favorable.
Proximity to logistics, industrial supply, and corporate services employers supports workforce housing demand and commute convenience for residents, notably including Waste Management, Ryder, McKesson Medical Surgical, General Mills, and Edison International.
- Waste Management — environmental services (4.6 miles)
- Ryder Vehicle Sales — transportation & logistics (5.3 miles)
- Mckesson Medical Surgical — medical distribution (7.1 miles)
- General Mills — food products (7.7 miles)
- Edison International — utilities (24.2 miles) — HQ
607 W Vesta St offers scale at 58 units in a renter-heavy Ontario neighborhood where occupancy is above national norms and daily-needs retail access is a relative strength. Built in 1991, the asset is newer than much of the surrounding housing stock, supporting competitive positioning versus older comparables; investors should still plan for targeted modernization to extend useful life and drive leasing appeal.
Within a 3-mile radius, forecasts point to more households and smaller average household size, implying a larger tenant base even as population growth slows. Elevated ownership costs locally reinforce reliance on rentals and can support retention, while comparatively manageable rent-to-income levels argue for disciplined revenue management rather than aggressive rent lifts, according to commercial real estate analysis from WDSuite.
- High renter concentration and solid neighborhood occupancy support demand stability
- 1991 vintage is newer than area average, with value-add via selective modernization
- Strong grocery and restaurant access underpins resident convenience and leasing
- Household growth and smaller household sizes expand the local renter pool
- Risks: below-average neighborhood safety and limited park/cafe density warrant security focus and amenity-driven operations