| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Good |
| Demographics | 62nd | Best |
| Amenities | 89th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 528 Hibiscus Dr, Redlands, CA, 92373, US |
| Region / Metro | Redlands |
| Year of Construction | 2004 |
| Units | 82 |
| Transaction Date | 2011-01-10 |
| Transaction Price | $11,625,000 |
| Buyer | Sequoia Equities, Inc. |
| Seller | Cypress Villas, LLC |
528 Hibiscus Dr, Redlands CA — 82-Unit 2004 Multifamily
2004 vintage with 82 units positions this Redlands asset for durable renter demand and operational consistency, according to WDSuite’s commercial real estate analysis. Neighborhood occupancy trends and ownership costs suggest supportive fundamentals for lease retention.
Situated in Redlands’ inner-suburban fabric, the neighborhood ranks 14 out of 997 within the Riverside–San Bernardino–Ontario metro, placing it well above the metro median for overall performance based on CRE market data from WDSuite. Local amenities test strong nationally, with restaurants, cafes, groceries, parks, and pharmacies landing in the upper percentiles, which typically supports tenant satisfaction and day-to-day convenience.
Multifamily operations appear stable: neighborhood occupancy trends sit in the mid-90s, and net operating income per unit performs above national norms for comparable neighborhoods. The renter-occupied share is slightly above half of housing units, indicating a sizable tenant base that can help support absorption and renewal activity over time.
Home values in the area are elevated relative to national benchmarks, and the value-to-income ratio is high for the neighborhood, reinforcing reliance on rental housing and supporting pricing power when managed carefully. At the same time, rent-to-income metrics are not at national extremes, which can aid retention and limit turnover risk.
The asset’s 2004 construction is materially newer than the neighborhood’s older housing stock (average vintage early 1950s), offering competitive appeal versus aging inventory while still warranting routine system updates and selective modernization to protect positioning.
Within a 3-mile radius, population and household counts have trended upward in recent years, with forecasts pointing to continued population growth into the medium term. This translates to a larger tenant base and supports occupancy stability, particularly for well-located communities near daily-needs retail and services.
Schools average around the middle of national comparisons and are complemented by strong access to parks and pharmacies (both near the top of national percentiles). For investors, this mix supports livability without relying on a single draw, which can broaden renter appeal across age cohorts and household types.
Neighborhood safety indicators compare favorably in a regional and national context. The area ranks 95 out of 997 metro neighborhoods on WDSuite’s crime composite, indicating safer-than-typical conditions within the Riverside–San Bernardino–Ontario region. Nationally, violent-offense measures are in the very high safety percentile, while property-offense measures score solidly but show a recent uptick.
Takeaways for underwriting: trends suggest strong relative standing on violent crime (top tier nationally) alongside signs of recent pressure in property offenses. Monitoring property-crime trends and ensuring standard site-level measures (lighting, access control) can help sustain leasing performance without assuming block-level precision.
Nearby corporate employment centers—Kinder Morgan, General Mills, McKesson Medical Surgical, Waste Management, and Ryder—provide a diversified commuter base that supports renter demand and lease retention through commute convenience.
- Kinder Morgan — energy infrastructure (11.3 miles)
- General Mills — consumer foods (14.4 miles)
- McKesson Medical Surgical — medical distribution (29.3 miles)
- Waste Management — waste services (29.6 miles)
- Ryder Vehicle Sales — fleet & logistics (32.3 miles)
This 82-unit, 2004-built community benefits from strong neighborhood standing, high amenity access, and mid-90s occupancy levels at the neighborhood scale, according to CRE market data from WDSuite. Elevated ownership costs in the area reinforce reliance on rental housing, while rent-to-income levels remain manageable enough to support retention and reduce turnover volatility.
Demographics aggregated within a 3-mile radius point to ongoing population and household growth, expanding the renter pool and supporting leasing stability. Newer vintage relative to surrounding stock provides a competitive edge versus older product, with scope for targeted capital to refresh interiors and common areas for further yield.
- Top-tier neighborhood standing within the metro and strong amenity access
- Mid-90s neighborhood occupancy supports cash flow stability
- Elevated ownership costs bolster depth of renter demand and pricing power
- 2004 vintage offers competitive positioning versus older nearby stock with value-add potential
- Watchlist: recent uptick in property offenses and typical aging-system maintenance for a 2004 build