| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 41st | Good |
| Amenities | 27th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 9055 Foothill Blvd, Rancho Cucamonga, CA, 91730, US |
| Region / Metro | Rancho Cucamonga |
| Year of Construction | 1984 |
| Units | 40 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
9055 Foothill Blvd Multifamily, Rancho Cucamonga, California
Neighborhood multifamily occupancy around 95% supports stable leasing and renewals, according to WDSuite’s CRE market data. Elevated ownership costs in the area point to durable renter demand for well-managed, mid-1980s assets.
This Urban Core neighborhood in Rancho Cucamonga carries a B neighborhood rating and ranks 395 out of 997 among metro peers, placing it above the metro median. For investors, that positioning signals balanced fundamentals rather than a trophy location premium, with room to compete on operations.
Renter-occupied housing comprises an estimated 69% of units in the neighborhood, indicating a deep tenant base and steady multifamily demand. Neighborhood occupancy is reported near 95%, which is above many national readings and typically supports fewer leasing interruptions and steadier cash flow for comparable properties.
Daily convenience is a relative strength: grocery store density ranks 129 of 997 metro neighborhoods and sits in the 90th percentile nationally, while restaurants are competitive at the 73rd percentile. However, cafes, parks, and pharmacies index low locally, so resident experience depends more on grocery and dining access than on specialty amenities.
Home values trend high versus national norms (national 84th percentile) and the value-to-income ratio sits in a high national percentile, a combination that tends to reinforce reliance on rental housing and can support pricing power. At the same time, neighborhood rent-to-income readings are comparatively moderate, which can aid retention and reduce turnover pressure.
Within a 3-mile radius, population has grown in recent years and households increased, pointing to a larger tenant base. Forecasts show household counts continuing to rise even as average household size trends lower, implying more households entering the market and supporting occupancy stability. Income measures in this 3-mile area have also advanced, which can support rent collections and broaden the pool of qualified renters.
The property’s 1984 vintage is slightly older than the neighborhood’s average construction year (mid-1980s). That age profile suggests potential value-add via unit and system upgrades to improve competitiveness against newer stock, paired with prudent capital planning.
Safety metrics for the neighborhood are around or modestly better than national midpoints, with overall crime measures near the 57th percentile nationally for safety. Compared with the Riverside–San Bernardino–Ontario metro, the area is competitive among peer neighborhoods rather than a top-tier outlier.
Recent trends are constructive: estimated violent offenses declined by double digits year over year (about -16%), and property offenses also moved lower (about -11%), based on WDSuite’s CRE market data. While conditions can vary block to block, the directional improvement supports a stable operating backdrop for multifamily.
Nearby employment nodes include General Mills, Waste Management, Ryder Vehicle Sales, McKesson Medical Surgical, and Kinder Morgan. Proximity to these operations supports renter demand from logistics, food manufacturing, medical supply distribution, and energy infrastructure workforces, aiding retention and weekday occupancy.
- General Mills — food manufacturing (7.1 miles)
- Waste Management — waste services (8.4 miles)
- Ryder Vehicle Sales — logistics and fleet sales (9.4 miles)
- Mckesson Medical Surgical — medical supplies distribution (10.6 miles)
- Kinder Morgan — energy infrastructure (14.1 miles)
The investment case centers on durable renter demand, supportive neighborhood occupancy, and a high-cost ownership backdrop that sustains reliance on rental housing. According to CRE market data from WDSuite, neighborhood multifamily occupancy is around 95%, and renter-occupied housing is a sizable share of units, both of which point to depth in the tenant base and potential for steadier renewals.
The 1984 vintage presents clear value-add angles: targeted unit renovations and systems updates can enhance competitiveness versus newer stock while managing capex. Within a 3-mile radius, household counts have increased and are projected to rise further alongside smaller average household sizes, broadening the renter pool and supporting leasing velocity. Elevated ownership costs versus national norms can underpin pricing power, while neighborhood rent-to-income levels suggest manageable affordability pressure that helps retention. Key considerations include below-average school ratings and limited park/cafe/pharmacy density, which may necessitate amenity programming to bolster resident experience.
- Occupancy and renter concentration support stable leasing and renewals
- 1984 vintage offers value-add upside via targeted renovations and modernization
- High-cost ownership market bolsters multifamily demand and pricing power
- 3-mile household growth and smaller household sizes expand the tenant base
- Risks: lower school ratings and thinner amenity mix beyond groceries/restaurants