| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Good |
| Demographics | 62nd | Best |
| Amenities | 89th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 520 Hibiscus Dr, Redlands, CA, 92373, US |
| Region / Metro | Redlands |
| Year of Construction | 1972 |
| Units | 109 |
| Transaction Date | 2011-01-01 |
| Transaction Price | $11,650,000 |
| Buyer | Not Avail. Yet |
| Seller | KW LLC (Kennedy Wilson) |
520 Hibiscus Dr Redlands Multifamily Investment
Neighborhood occupancy is steady and renter demand is supported by strong amenities and a majority renter-occupied housing base, according to WDSuite’s CRE market data. Positioning focuses on stable lease-up and retention in an Inner Suburb with A+ neighborhood fundamentals.
The property sits in an Inner Suburb pocket of Redlands that ranks 14 out of 997 neighborhoods in the Riverside–San Bernardino–Ontario metro (A+ rating), indicating competitive positioning versus most metro subareas. Amenity access is a strength: restaurants, groceries, parks, and pharmacies all benchmark in the top quartile nationally, supporting daily convenience and helping reduce friction for leasing and renewals.
Rents in the surrounding neighborhood sit above national medians while occupancy is solid (95.6%), signaling durable demand at prevailing price points. The local renter-occupied share is 54.3% of housing units, pointing to a deep tenant base and broad acceptance of multifamily living that can support occupancy stability across cycles.
Within a 3-mile radius, recent population growth and an increase in households expand the prospective tenant pool; forward-looking estimates point to additional household gains by 2028, which should translate into more renters entering the market. Median incomes in the area are healthy relative to national figures, and a rent-to-income profile around the low-20% range suggests manageable affordability pressure for many renters, aiding retention.
School quality trends near the metro average (about 3.0 out of 5), adequate for broad renter demand. Elevated home values and a high value-to-income ratio characterize a higher-cost ownership market in Redlands; this typically sustains reliance on rentals and supports leasing velocity and pricing power for well-managed multifamily assets.
Safety indicators compare favorably: the neighborhood’s crime profile is competitive among Riverside–San Bernardino–Ontario neighborhoods and lands in the top quartile nationally for lower violent-offense rates. Year over year, violent incidents have declined materially, a constructive signal for long-term livability and leasing stability.
Property-related offenses benchmark better than many areas nationally, though the most recent year shows a notable uptick at the neighborhood level. Investors should monitor this trend alongside local enforcement and community initiatives; the broader trajectory still reflects comparatively strong conditions versus national norms.
Proximity to established corporate offices supports a diversified employment base and commuter convenience for renters, reinforcing demand and lease retention. Notable nearby employers include Kinder Morgan, General Mills, McKesson Medical-Surgical, and Waste Management.
- Kinder Morgan — energy infrastructure (11.2 miles)
- General Mills — consumer foods office (14.4 miles)
- General Mills — consumer foods office (20.7 miles)
- Mckesson Medical Surgical — medical distribution (29.3 miles)
- Waste Management — waste services (29.6 miles)
This 109-unit, 1972-vintage asset benefits from a high-performing Redlands neighborhood where occupancy is strong and amenities benchmark in the top quartile nationally. The surrounding renter-occupied share (54.3%) indicates depth in the tenant base, while elevated ownership costs in the area help sustain multifamily demand. According to CRE market data from WDSuite, neighborhood occupancy trends and income levels support steady leasing and rent collections relative to national norms.
Vintage implies thoughtful capital planning: systems and interiors may offer value-add or modernization opportunities to enhance competitiveness against newer stock. Within a 3-mile radius, recent growth in population and households—and additional household expansion forecast—point to an expanding renter pool that should underpin occupancy stability and bolster long-term cash flow durability.
- A+ neighborhood with strong amenities and solid occupancy supporting leasing stability
- Majority renter-occupied housing base signals depth of demand for multifamily
- 1972 vintage offers potential value-add and modernization upside
- Higher-cost ownership market reinforces reliance on rentals and pricing power
- Watchlist: recent uptick in property offenses; ongoing monitoring recommended