| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Good |
| Demographics | 62nd | Best |
| Amenities | 89th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 301 E Cypress Ave, Redlands, CA, 92373, US |
| Region / Metro | Redlands |
| Year of Construction | 2004 |
| Units | 82 |
| Transaction Date | 2018-03-30 |
| Transaction Price | $19,000,000 |
| Buyer | John Hettle |
| Seller | Pat Reilly |
301 E Cypress Ave, Redlands CA Multifamily Investment
Neighborhood fundamentals point to stable renter demand and above-median occupancy at the area level, according to WDSuite’s CRE market data.
Positioned in Redlands’ inner-suburb fabric, the property benefits from a neighborhood rated A+ and ranked 14th among 997 metro neighborhoods—placing it firmly in the top quartile locally. Daily-life convenience is a strength: restaurants, cafes, groceries, parks, and pharmacies all sit in high national percentiles, helping support lease retention and the appeal of nearby amenities for residents.
Neighborhood occupancy is 95.6% (neighborhood measure, not the property), which signals healthy demand for rental units. The area’s renter-occupied share is 54.3%, indicating a deep tenant base that typically supports leasing stability and ongoing absorption for multifamily assets.
Within a 3-mile radius, recent demographic trends show moderate population growth and a larger household count, with forecasts calling for further household expansion over the next five years. This projected renter pool expansion ties to demand resilience and should help support occupancy through cycles, especially for well-managed assets.
The ownership landscape skews higher-cost relative to incomes, with home values and value-to-income ratios in elevated national percentiles. In practice, that tends to reinforce renter reliance on multifamily housing and can support pricing power, while the neighborhood’s rent-to-income profile suggests manageable affordability pressure that helps with retention and renewal strategy.
Vintage matters: the asset’s 2004 construction is materially newer than the neighborhood’s older average stock. Newer vintage typically competes well versus mid-century inventory and may require more targeted modernization rather than heavy systems overhauls, supporting a balanced capital plan and select value-add upgrades to capture rent premiums.
Safety indicators are favorable in a comparative context. The neighborhood sits above national norms overall, with violent-offense metrics in a high national percentile (top quartile nationally), which aligns with a perception of relative safety versus many U.S. neighborhoods. This provides a supportive backdrop for renter demand and renewal dynamics.
At the same time, recent data show a notable year-over-year increase in property-offense rates despite the current level benchmarking well nationally. Investors should monitor trajectory and property-level mitigation (lighting, access control, package management) alongside submarket trends to sustain leasing momentum and protect operating performance. Rankings are measured against 997 metro neighborhoods; national percentiles reflect comparisons with neighborhoods nationwide.
Proximity to corporate employment in logistics, energy infrastructure, food manufacturing, healthcare distribution, and environmental services supports a broad workforce tenant base and commute convenience for residents.
- Kinder Morgan — energy infrastructure (11.3 miles)
- General Mills — food manufacturing offices (14.4 miles)
- Mckesson Medical Surgical — healthcare distribution (29.3 miles)
- Waste Management — environmental services (29.6 miles)
- Ryder Vehicle Sales — fleet and logistics (32.3 miles)
This 82-unit asset built in 2004 offers competitive positioning versus the area’s older housing stock, balancing durability with selective modernization potential. Neighborhood-level occupancy of 95.6% and a renter-occupied share of 54.3% indicate a sizable tenant base and support for lease-up and retention. Elevated home values and value-to-income ratios in the neighborhood context reinforce reliance on rentals, while rent-to-income levels suggest manageable affordability pressure for ongoing renewals. According to commercial real estate analysis from WDSuite, amenity access benchmarks well nationally, which can bolster stickiness and day-to-day livability advantages that matter for pricing and NOI.
Within a 3-mile radius, population and households have increased, and forecasts point to further household growth over the next five years—an indicator of a larger renter pool and potential demand resilience. The main watch item is a recent uptick in property-related offenses even as violent-offense metrics remain comparatively favorable; prudent on-site measures and active asset management can help mitigate operational risk.
- 2004 vintage competes well versus older neighborhood stock with targeted value-add potential
- Neighborhood occupancy and renter concentration support tenant demand and leasing stability
- Elevated ownership costs reinforce multifamily demand and pricing power
- Strong amenity access and household growth within 3 miles support retention and NOI
- Risk: recent increase in property-offense activity warrants monitoring and on-site mitigation