| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Good |
| Demographics | 62nd | Best |
| Amenities | 89th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 460 E Fern Ave, Redlands, CA, 92373, US |
| Region / Metro | Redlands |
| Year of Construction | 1999 |
| Units | 62 |
| Transaction Date | 1993-04-07 |
| Transaction Price | $140,000 |
| Buyer | AMERICAN BAPTIST HOMES OF THE WEST |
| Seller | REDEVELOPMENT AGENCY CITY OF REDLANDS |
460 E Fern Ave Redlands Multifamily Investment
Positioned in an A+ inner-suburban neighborhood with stable occupancy and strong renter depth, this 62-unit 1999-vintage asset benefits from solid location fundamentals, according to WDSuite’s CRE market data.
The property sits in an A+–rated neighborhood that ranks among the top quartile of the 997 neighborhoods in the Riverside–San Bernardino–Ontario metro, supported by high amenity access and steady renter demand. Amenity density scores in the top quartile nationally for restaurants, cafes, groceries, parks, and pharmacies, providing daily convenience that helps leasing and retention. Average school ratings are mid-range, which is typical for many inner-suburban locations and supports a broad tenant profile.
Neighborhood occupancy is above national medians, and the share of renter-occupied housing units is elevated relative to U.S. neighborhoods, signaling a deep tenant base and demand stability for multifamily. Median contract rents in the area sit well above national norms while rent-to-income levels indicate manageable lease burdens, a combination that can sustain pricing without pushing turnover materially higher.
Within a 3-mile radius, demographics point to recent population growth and an expanding household count, with forecasts indicating continued renter pool expansion through the next five years. Higher-income households are prevalent in the nearby radius compared with many U.S. areas, which can support Class B assets that offer quality finishes and functional amenities. This context, combined with neighborhood NOI per unit that trends above national medians, aligns with durable multifamily performance based on commercial real estate analysis from WDSuite.
The building s 1999 construction is newer than much of the local housing stock (average vintage skews mid-20th century), which positions the asset competitively versus older properties; investors should still account for typical modernization and systems updates as part of long-term capital planning.
Safety indicators compare favorably in a national context. Overall crime places around the top quartile nationally, and violent offense rates are notably strong (top-quartile performance) versus neighborhoods nationwide. Within the metro, the area s profile is competitive among Riverside San Bernardino Ontario neighborhoods.
That said, recent year-over-year property offense trends show volatility. Investors should monitor building-level security practices and insurance assumptions while recognizing the broader multi-year trajectory remains comparatively stable in this part of Redlands.
Nearby corporate offices provide a diversified employment base that supports renter demand and commute convenience for residents, including energy infrastructure, packaged foods, medical supply distribution, and environmental services.
- Kinder Morgan — energy infrastructure (11.2 miles)
- General Mills — packaged foods (14.6 miles)
- General Mills — packaged foods (20.7 miles)
- Mckesson Medical Surgical — medical supply distribution (29.3 miles)
- Waste Management — environmental services (29.6 miles)
This 62-unit, 1999-vintage property in Redlands benefits from an A+ neighborhood with strong amenity access and above-median occupancy, supporting stable leasing. Elevated renter-occupied housing share in the immediate area points to a deep tenant base, while local rent-to-income dynamics remain manageable, aiding retention. Home values are high for the region, which tends to reinforce reliance on multifamily housing and supports pricing power without overextending typical lease burdens, based on CRE market data from WDSuite.
Newer construction relative to surrounding stock gives the asset a competitive position versus older properties; investors can target selective value-add and modernization to capture further yield while maintaining operational resilience. Forward-looking demographic trends within a 3-mile radius—population expansion and increasing households—suggest a growing renter pool that supports occupancy stability over the hold period.
- A+ inner-suburban location with top-quartile amenities and above-median neighborhood occupancy
- Elevated renter-occupied housing share indicates deep demand for multifamily units
- 1999 vintage offers competitive positioning versus older stock with targeted value-add potential
- High-cost ownership market supports rental demand and pricing power with manageable rent-to-income levels
- Risk: recent property offense volatility warrants continued security, insurance, and loss-prevention attention