| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Good |
| Demographics | 28th | Fair |
| Amenities | 63rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 631 Church St, Redlands, CA, 92374, US |
| Region / Metro | Redlands |
| Year of Construction | 1980 |
| Units | 52 |
| Transaction Date | 2002-06-18 |
| Transaction Price | $3,275,000 |
| Buyer | PEBBLEBROOK CRYSTAL LLC |
| Seller | SKYBALL PROPERTIES LLC |
631 Church St Redlands Multifamily Investment
This 52-unit property benefits from strong neighborhood-level occupancy at 97.9% and robust rental market fundamentals. According to CRE market data from WDSuite, the area ranks in the top quartile nationally for rental occupancy, supporting stable cash flows for multifamily investors.
The Redlands neighborhood demonstrates strong rental market fundamentals with 97.9% occupancy ranking in the 89th percentile nationally among 997 metro neighborhoods. With 57.5% of housing units renter-occupied, the area maintains a substantial tenant base that supports consistent demand for multifamily properties.
Demographics within a 3-mile radius show a population of approximately 71,300 with projected growth to 76,100 by 2028. Household income trends are particularly favorable, with median income rising 31.4% over the past five years to $96,783, while forecasts suggest continued growth to $152,196 by 2028. This income trajectory supports rent growth potential and tenant retention.
The 1980 construction year positions this property among newer stock in a neighborhood where average construction dates to 1944, ranking in the 11th percentile nationally for building age. This vintage advantage reduces near-term capital expenditure needs while maintaining competitive positioning against older neighborhood inventory.
Amenity density supports tenant appeal with restaurants at 24.02 per square mile ranking 22nd among metro neighborhoods, and grocery stores at 5.72 per square mile in the 97th percentile nationally. Current median rents of $1,309 in the neighborhood create affordability relative to the broader market, though forecasted rent growth to $2,351 by 2028 indicates strong pricing power potential.
Crime statistics for this specific neighborhood are not available in current datasets, limiting direct safety comparisons within the Riverside-San Bernardino-Ontario metro area. Investors should conduct independent due diligence on local crime trends and consider security measures as part of property management strategy.
The neighborhood's overall rating of B+ suggests generally stable conditions, though investors should evaluate security infrastructure and lighting as potential value-add opportunities to enhance tenant retention and property positioning.
The employment base includes several major corporate offices within commuting distance, providing workforce housing demand for professional tenants.
- Kinder Morgan — energy infrastructure (11.2 miles)
- General Mills — consumer goods (15.2 miles)
- General Mills — consumer goods (20.8 miles)
- Mckesson Medical Surgical — healthcare services (29.5 miles)
- Waste Management — environmental services (29.7 miles)
This 52-unit Redlands property offers compelling fundamentals anchored by exceptional neighborhood occupancy at 97.9%, ranking in the 89th percentile nationally. The 1980 construction year provides a competitive advantage in a market where average building stock dates to 1944, reducing immediate capital needs while maintaining modern appeal. Strong demographic trends within a 3-mile radius show household income growth of 31.4% over five years with projections for continued expansion, supporting both tenant retention and rent growth potential according to multifamily property research data.
Rental market dynamics favor investors with 57.5% of neighborhood housing units renter-occupied and forecasted rent growth from current $1,309 to $2,351 by 2028. The area's high amenity density, particularly restaurants and grocery stores ranking in top percentiles nationally, enhances tenant appeal and supports lease-up velocity in this Inner Suburb location.
- Exceptional neighborhood occupancy at 97.9% ranks 89th percentile nationally
- 1980 vintage provides capital expenditure advantages over older neighborhood stock
- Strong household income growth of 31.4% supports rent escalation potential
- High amenity density enhances tenant retention and lease-up velocity
- Risk: Limited crime data requires independent safety assessment for tenant appeal