| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 83rd | Best |
| Demographics | 66th | Best |
| Amenities | 31st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 7040 Archibald Ave, Rancho Cucamonga, CA, 91701, US |
| Region / Metro | Rancho Cucamonga |
| Year of Construction | 1986 |
| Units | 120 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
7040 Archibald Ave Rancho Cucamonga Multifamily Opportunity
Neighborhood occupancy in this Urban Core area has held in the high-90s with stable renter demand, according to CRE market data from WDSuite. For investors, the combination of steady lease-up dynamics and a deep renter base points to durable income with selective value-add potential.
This A-rated neighborhood ranks 134 out of 997 within the Riverside–San Bernardino–Ontario metro, making it competitive among metro neighborhoods for multifamily fundamentals. According to WDSuite’s CRE market data, neighborhood occupancy is strong and in the upper quartile nationally, and neighborhood NOI per unit trends in the upper quartile as well — both supportive signals for cash flow stability.
Local amenity access is anchored by strong grocery and dining density — restaurants are plentiful and grocery options are robust relative to the region — while parks, cafes, and childcare are less concentrated within the immediate neighborhood. Average school ratings trend around the national middle (roughly 3.0 out of 5, 61st percentile), suggesting serviceable family appeal without being a primary driver of premium rents.
Tenure patterns indicate a high share of renter-occupied housing units at the neighborhood level (96th percentile nationally), which typically supports a deeper tenant base and more consistent leasing velocity. In a 3-mile radius, demographics show households have grown in recent years and are projected to expand further by 2028, implying a larger tenant base over time even as average household size edges lower.
Home values in the surrounding area sit above national norms, which tends to reinforce reliance on rental housing and can support pricing power and retention for well-positioned assets. The property’s 1986 vintage is slightly newer than the neighborhood average (1984), offering relative competitiveness versus older stock while still leaving room for targeted modernization to bolster rents and operating efficiency.
Neighborhood safety indicators compare favorably in the region and nationally. The area ranks 96 out of 997 metro neighborhoods on WDSuite’s crime index, placing it above the metro median and safely within the stronger cohort locally. Nationally, the neighborhood profiles as safer than a majority of neighborhoods (around the 70th percentile).
Recent trends are directionally positive: both property and violent offense rates have declined year over year, with reductions placing the neighborhood in stronger national percentiles for improvement. While conditions can vary block to block and over time, the comparative posture and downward trend support tenant retention and leasing stability for workforce and market-rate renters.
Proximity to established employers underpins renter demand through commute convenience and job diversity, including food manufacturing, waste services, logistics, healthcare distribution, and energy infrastructure.
- General Mills — food manufacturing (7.9 miles)
- Waste Management — waste services (10.0 miles)
- Ryder Vehicle Sales — logistics & fleet (10.9 miles)
- Mckesson Medical Surgical — healthcare distribution (12.2 miles)
- Kinder Morgan — energy infrastructure (13.8 miles)
The investment case centers on durable neighborhood performance and an expandable tenant base. Based on CRE market data from WDSuite, neighborhood occupancy and NOI per unit rank in the upper tiers nationally, and neighborhood renter concentration is high — conditions that typically support lease-up stability and pricing resilience. Within a 3-mile radius, households have increased and are forecast to grow further by 2028, expanding the pool of potential renters even as average household size trends modestly lower.
Built in 1986, the asset is slightly newer than the neighborhood average, offering relative competitiveness versus older stock while still presenting room for targeted renovations, system upgrades, and common-area improvements. Elevated home values in the area tend to sustain demand for rental housing, supporting retention and revenue management for well-executed value-add strategies.
- Strong neighborhood fundamentals: occupancy and NOI per unit trend in the upper quartile nationally.
- Deep renter base: high renter-occupied share supports leasing stability and tenant demand.
- 1986 vintage: competitive versus older stock with clear value-add and modernization potential.
- Demand drivers: 3-mile household growth and above-average home values reinforce rental reliance.
- Key risks: lighter nearby parks/cafes and uneven amenity depth; population growth has been modest — underwriting should account for micro-location and asset-level execution.