| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Best |
| Demographics | 32nd | Fair |
| Amenities | 71st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8701 Arrow Rte, Rancho Cucamonga, CA, 91730, US |
| Region / Metro | Rancho Cucamonga |
| Year of Construction | 1988 |
| Units | 114 |
| Transaction Date | 2001-07-18 |
| Transaction Price | $8,000,000 |
| Buyer | ARROW MEADOWS APARTMENTS LLC |
| Seller | LIN & TSENG ENTERPRISES INC |
8701 Arrow Rte Rancho Cucamonga Multifamily Investment
This 114-unit property built in 1988 sits in a top-decile neighborhood for housing fundamentals within the Riverside–San Bernardino metro, where neighborhood-level occupancy of 96% and median rents near $1,870 reflect stable tenant retention, according to CRE market data from WDSuite.
The property is located in an Inner Suburb neighborhood rated A overall among 997 neighborhoods across the Riverside–San Bernardino–Ontario metro. Housing metrics rank in the top quartile regionally and at the 77th percentile nationally, supported by neighborhood-level occupancy of 96%—well above typical metro norms—and median contract rents of $1,872, which have grown approximately 24% over the past five years. The renter-occupied share stands at roughly 26% of housing units, providing a stable tenant base in a market where ownership costs have risen sharply.
Within a three-mile radius, the population totals nearly 149,000 residents, with household counts growing 5.2% over the past five years. Forward-looking projections anticipate household growth of 34% and a median household income increase to approximately $126,700 by 2028, expanding the pool of renters able to sustain current and future rent levels. Median home values in the neighborhood currently sit near $442,000—up 68% over five years—limiting accessibility to ownership and sustaining reliance on rental housing for a broad segment of the workforce.
The property was built in 1988, matching the neighborhood's average construction year. This vintage suggests the asset is well-positioned within the local building stock, though investors should plan for ongoing capital expenditure needs typical of properties approaching 40 years of age. Amenity density is strong, with the neighborhood ranking in the top quartile nationally: pharmacies, restaurants, grocery stores, cafés, parks, and childcare facilities all exceed metro and national per-square-mile averages, supporting tenant appeal and retention.
Average school ratings within the neighborhood are modest, ranking below metro and national medians. While this may weigh on appeal to families prioritizing school quality, the broader demographic profile—characterized by larger household sizes (averaging 2.8 persons) and a substantial share of working-age residents—indicates sustained demand from workforce renters less sensitive to school performance. Rent-to-income ratios remain favorable compared to coastal California markets, offering lease management flexibility and retention upside as household incomes continue to rise.
Safety metrics for the neighborhood present a mixed profile. Property crime is estimated at approximately 382 incidents per 100,000 residents annually, placing the area near the middle of the metro distribution and at the 43rd percentile nationally. Violent crime rates are lower, ranking at the 55th percentile nationwide, indicating relatively moderate levels compared to peer neighborhoods across the country. Both property and violent offense rates have trended upward modestly over the past year, consistent with broader regional patterns observed across many Inland Empire submarkets.
Overall crime performance ranks in the lower half of metro neighborhoods, suggesting that while the area is not among the safest, it remains competitive within the Riverside–San Bernardino region. Investors should view these metrics in the context of tenant retention and lease-up velocity: moderate crime levels have not deterred occupancy, which remains robust at 96%. As with any investment, ongoing property management, lighting, security measures, and community engagement can help mitigate perception risks and support stable operations.
The property benefits from proximity to a diversified base of corporate employers that support workforce housing demand across logistics, consumer goods, and industrial sectors.
- General Mills — consumer goods (7.0 miles)
- Waste Management — environmental services (7.7 miles)
- Ryder Vehicle Sales — transportation & logistics (8.7 miles)
- Mckesson Medical Surgical — healthcare distribution (10.0 miles)
- Kinder Morgan — energy infrastructure (14.4 miles)
This 114-unit asset in Rancho Cucamonga offers exposure to one of the stronger housing fundamentals clusters in the Riverside–San Bernardino metro, with neighborhood-level occupancy at 96% and rent growth of 24% over five years. The surrounding three-mile area has added households at a 5.2% pace, and forward demographic projections point to a 34% increase in households and median incomes rising to $126,700 by 2028, broadening the tenant base and supporting pricing power. Elevated home values—up 68% over five years to a median near $442,000—sustain rental demand by limiting ownership accessibility for much of the workforce. Amenity density ranks in the top quartile nationally, enhancing tenant appeal and retention in a market where renter-occupied units represent roughly one-quarter of housing stock.
The property's 1988 vintage aligns with neighborhood norms, but investors should budget for capital expenditure cycles typical of assets nearing 40 years. School ratings lag metro and national averages, which may narrow appeal among family renters prioritizing education quality. Crime metrics sit near metro medians, with recent upticks in both property and violent offenses reflecting broader regional trends; proactive property management and security measures remain important for sustaining occupancy and resident satisfaction. Overall, the asset is positioned in a high-performing neighborhood supported by diversified employment, rising incomes, and structural rental demand, with value-add potential tied to targeted capital improvements and operational efficiencies.
- Neighborhood-level occupancy of 96% and five-year rent growth of 24% reflect stable tenant retention and pricing power
- Three-mile household growth of 5.2% historically and 34% projected through 2028, with median incomes forecast to reach $126,700, expanding the qualified renter pool
- Elevated home values and strong amenity density sustain rental demand and support tenant appeal in a top-quartile housing market
- 1988 vintage requires ongoing capital planning; investors should budget for deferred maintenance and renovation cycles to maintain competitive positioning
- Below-average school ratings and moderate crime levels may weigh on family appeal and require proactive management to sustain occupancy