| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Best |
| Demographics | 32nd | Fair |
| Amenities | 71st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8590 Malven Ave, Rancho Cucamonga, CA, 91730, US |
| Region / Metro | Rancho Cucamonga |
| Year of Construction | 2003 |
| Units | 49 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
8590 Malven Ave, Rancho Cucamonga Multifamily Investment
Stable neighborhood occupancy and a high-cost ownership market suggest durable renter demand, according to WDSuite’s CRE market data.
The property sits in an Inner Suburb of the Riverside–San Bernardino–Ontario metro with an A-rated neighborhood profile and strong day-to-day convenience. Amenity access ranks 12th among 997 metro neighborhoods, placing the area firmly in the top quartile for dining, groceries, parks, and pharmacies—factors that typically support resident retention and leasing velocity. Neighborhood occupancy is measured at 96% (neighborhood metric, not property-specific), which is above the national median and generally supportive of cash flow stability.
At the neighborhood level, renter-occupied housing accounts for roughly 25.5% of units, indicating a moderate renter concentration. For multifamily investors, that points to a defined but competitive tenant pool, where well-managed assets can differentiate on finishes and service. The 2003 construction year is newer than the local average vintage (1988), offering relative competitiveness versus older stock; investors should still plan for selective system updates or modernization to sustain positioning over the hold.
Within a 3-mile radius, demographics show population growth of roughly 5% over the last five years, households up about 7.6%, and a projected increase in households through the next period. This trajectory implies a larger tenant base and supports occupancy stability for well-located assets. Elevated home values and a high value-to-income ratio at the neighborhood level (both above national medians) reflect a high-cost ownership market that tends to reinforce reliance on rental housing—often a tailwind for pricing power and lease retention, especially for quality properties.
Local school ratings trend below national norms on average, which may temper appeal for some family renters; however, strong amenity density and commute connectivity within the Inland Empire employment corridor can offset this for working-age households. Overall, the neighborhood ranks 76th of 997 in the metro—competitive among metro peers and indicative of favorable livability dynamics that matter for multifamily performance.
Neighborhood safety indicators are mixed relative to metro and national benchmarks. The area’s overall crime rank sits in the mid-to-lower half of the 997 neighborhoods in the Riverside–San Bernardino–Ontario metro, while national comparisons place violent offenses around the mid-percentiles and property offenses modestly below the national median. Recent one-year change metrics indicate upticks in both violent and property offense estimates; investors should underwrite with prudent security considerations and monitor trendlines rather than relying on a single snapshot.
These figures reflect neighborhood-level conditions, not the property itself. Compared with similar Inland Empire locations, the profile is serviceable for workforce-oriented assets, but diligence on property-level controls, lighting, and access management can be material to retention and operating performance.
Nearby employment nodes span packaged foods, waste services, logistics, medical supplies distribution, and energy infrastructure—industries that support a broad renter base and commute convenience for workforce housing.
- General Mills — packaged foods (6.1 miles)
- Waste Management — waste services (8.5 miles)
- Ryder Vehicle Sales — logistics & vehicle sales (9.8 miles)
- Mckesson Medical Surgical — medical supplies distribution (10.5 miles)
- Kinder Morgan — energy infrastructure (13.1 miles)
This 49-unit asset, built in 2003, is relatively newer than the neighborhood’s average vintage and should compete well against older local stock. Neighborhood occupancy is measured at 96% (neighborhood metric, not property-level), which is supportive of cash flow stability. Elevated ownership costs at the neighborhood level—alongside a high value-to-income ratio—tend to reinforce rental demand, giving well-positioned properties room to sustain occupancy and rent levels through cycles.
Within a 3-mile radius, recent population and household growth, alongside projected gains, point to a gradually expanding renter pool. According to CRE market data from WDSuite, amenity access ranks among the best in the metro, a factor that can aid retention. Investors should balance these positives against lower average school ratings and mixed safety trendlines by emphasizing tenant experience, security measures, and targeted capital planning to maintain competitiveness as the building ages.
- 2003 vintage provides relative competitive positioning versus older neighborhood stock, with selective modernization likely to enhance returns.
- Neighborhood occupancy at 96% (neighborhood metric) supports leasing stability and cash flow resilience.
- High-cost ownership market at the neighborhood level reinforces reliance on rentals, supporting demand depth and pricing power.
- 3-mile population and household growth expand the tenant base and support long-term absorption.
- Risk: below-average school ratings and mixed safety trendlines warrant prudent underwriting, property-level security, and active asset management.