| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Fair |
| Demographics | 32nd | Fair |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8837 Grove Ave, Rancho Cucamonga, CA, 91730, US |
| Region / Metro | Rancho Cucamonga |
| Year of Construction | 2009 |
| Units | 40 |
| Transaction Date | 2005-05-16 |
| Transaction Price | $400,000 |
| Buyer | THE SOUTHERN CALIFORNIA HOUSING DEVELOPM |
| Seller | 1532 GRANVILLE AVENUE PARTNERSHIP |
8837 Grove Ave Rancho Cucamonga Multifamily Investment
Neighborhood occupancy and a sizable renter base indicate steady leasing potential, according to WDSuite’s CRE market data, while elevated ownership costs in the area tend to sustain rental demand.
Located in Rancho Cucamonga’s Urban Core, the neighborhood ranks in the top quartile among 997 metro neighborhoods, reflecting a balanced mix of livability and demand drivers for multifamily. Dining and daily-needs access are strengths: restaurants and cafes score competitively (both ranked within the top 40 of 997), and grocery and pharmacy availability place the area in the top quartile metro-wide. Limited park access is a relative gap investors should note for resident lifestyle positioning.
The current renter concentration in the neighborhood is elevated (share of housing units that are renter-occupied), supporting depth of the tenant base and lease-up resilience. Neighborhood occupancy trends are above national averages, which can underpin revenue stability in typical cycles. Home values sit in higher national percentiles, signaling a high-cost ownership market that can reinforce reliance on multifamily housing and support pricing power when managed carefully.
Vintage positioning matters: the property was built in 2009, notably newer than the neighborhood’s average 1974 stock. This generally enhances competitive standing versus older buildings, though investors should still plan for targeted modernization and systems upkeep typical of assets approaching mid-life.
Within a 3-mile radius, recent data shows modest population stability with an increase in households and rising incomes, and forecasts point to further household growth alongside slightly smaller average household sizes. For investors, that combination implies a larger tenant base and supports occupancy stability, even if population trends are mixed. School ratings trail national benchmarks, which may require emphasizing convenience, finishes, and amenities in marketing to drive retention.
Safety indicators compare favorably versus many neighborhoods nationwide, with recent data showing above-average standing by national percentile. Importantly, both property and violent offense rates have moved lower year over year, suggesting an improving trend that can support leasing and retention if maintained.
Within the Riverside–San Bernardino–Ontario metro context, relative safety varies by sub-area; investors should underwrite to micro-location and property-level measures rather than block-level assumptions. Continued monitoring of trend direction is prudent for loss forecasting and insurance planning.
Nearby employers span waste services, food manufacturing, logistics, healthcare distribution, and energy infrastructure, supporting a diversified workforce and commute convenience that can bolster renter demand and retention.
- Waste Management — waste services (7.16 miles)
- General Mills — food manufacturing (7.17 miles)
- Ryder Vehicle Sales — logistics (8.04 miles)
- Mckesson Medical Surgical — healthcare distribution (9.49 miles)
- Kinder Morgan — energy infrastructure (14.93 miles)
8837 Grove Ave is a 40-unit, 2009-vintage asset positioned against older local stock, offering relative competitiveness while still warranting selective modernization planning. Neighborhood metrics indicate above-average occupancy and a higher renter-occupied share, which, together with a high-cost ownership landscape, point to durable multifamily demand and potential pricing power. Based on commercial real estate analysis from WDSuite, the surrounding area’s amenities are strong for daily needs and dining, aiding leasing and retention.
Within a 3-mile radius, households have been increasing and are projected to expand further even as average household size trends slightly lower—conditions that typically broaden the tenant base and support occupancy stability. Counterbalances include weaker school ratings and limited park access, which call for thoughtful amenity programming and marketing to maintain retention.
- 2009 construction versus older neighborhood stock supports competitive positioning with manageable mid-life capex planning.
- Above-average neighborhood occupancy and elevated renter concentration support stable leasing and retention.
- High-cost ownership market sustains rental demand and can enhance pricing power with prudent lease management.
- 3-mile household growth and rising incomes expand the tenant base and support revenue durability.
- Risks: weaker school ratings and limited park access; address via property amenities, finishes, and service quality.