| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Good |
| Demographics | 62nd | Best |
| Amenities | 20th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 30644 Independence Ave, Redlands, CA, 92374, US |
| Region / Metro | Redlands |
| Year of Construction | 1987 |
| Units | 44 |
| Transaction Date | 2016-07-28 |
| Transaction Price | $22,150,000 |
| Buyer | 30598 INDEPENDENCE AVE LLC |
| Seller | DEL FLORA APARTMENTS LLC |
30644 Independence Ave, Redlands CA Multifamily Investment
Neighborhood occupancy has held in the low-90% range and renter-occupied housing provides a stable tenant base, according to WDSuite s CRE market data. This setting supports consistent leasing for well-positioned assets in suburban Redlands.
Redlands suburban pocket offers everyday convenience with moderate grocery access, while cafes, parks, and pharmacies are limited within the immediate neighborhood. Schools rate strongly overall (competitive among Riverside San Bernardino Ontario neighborhoods and top quartile nationally), a factor that can aid retention for family-oriented renters.
Median contract rents in the neighborhood are positioned above many U.S. areas, and have risen materially over the last five years; nearby 3-mile data also points to continued rent growth, per WDSuite s commercial real estate analysis. With a renter-occupied share near the upper tier for the metro, the neighborhood shows depth in the tenant pool that supports ongoing demand for multifamily units.
Within a 3-mile radius, population and household counts have grown in recent years, and WDSuite s data indicates households are projected to increase further while average household size trends slightly lower. For investors, that suggests a larger renter pool and steady leasing fundamentals even as unit mix and amenity packages may need to serve a diverse, evolving resident profile.
Home values in the neighborhood sit in a higher-cost ownership market compared with national norms. This dynamic generally reinforces reliance on multifamily housing and can support pricing power, while management should monitor rent-to-income levels to balance growth with retention.
Safety trends compare favorably. The neighborhood ranks near the top among 997 metro neighborhoods for lower crime and sits in the top quartile nationally for overall safety, based on WDSuite s data. Recent readings show notably reduced violent incidents year over year alongside declines in property-related offenses, indicating an improving backdrop rather than a one-time result.
As always, crime can vary by micro-location and over time, but the area s standing including a very strong national percentile for lower violent offense rates supports renter appeal and can aid occupancy stability.
Regional employers within commuting distance support a broad workforce tenant base, with energy, consumer goods, logistics/medical distribution, and environmental services represented below.
- Kinder Morgan energy infrastructure (13.4 miles)
- General Mills consumer goods (15.8 miles)
- Mckesson Medical Surgical medical distribution (31.6 miles)
- Waste Management environmental services (31.9 miles)
- Ryder Vehicle Sales transportation & fleet services (34.5 miles)
Built in 1987, the asset is newer than the neighborhood s average vintage, which can enhance competitive positioning versus older stock while still warranting targeted modernization of systems and interiors. According to CRE market data from WDSuite, the neighborhood shows solid occupancy and a comparatively high renter-occupied share, aided by strong schools and a safety profile that ranks well at the metro level and top quartile nationally.
Within a 3-mile radius, population and households have increased and are projected to expand further, pointing to renter pool growth that supports lease-up and renewals. Elevated home values relative to national norms help sustain multifamily demand, though operators should balance pricing with rent-to-income considerations and address the amenity-light immediate area through on-site features and service quality.
- Newer 1987 vintage versus local average, with potential to modernize for further rentability.
- Solid neighborhood occupancy and meaningful renter concentration support demand durability.
- 3-mile population and household growth expand the tenant base and support leasing stability.
- Higher-cost ownership landscape reinforces reliance on rentals, aiding pricing power.
- Risk: amenity-light micro area and affordability pressure require disciplined rent management and asset enhancements.