| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 63rd | Fair |
| Demographics | 34th | Fair |
| Amenities | 77th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 950 Pine Ave, Redlands, CA, 92373, US |
| Region / Metro | Redlands |
| Year of Construction | 1973 |
| Units | 52 |
| Transaction Date | 1996-12-22 |
| Transaction Price | $1,550,000 |
| Buyer | ALLEN PROPERTIES GROUP 32 |
| Seller | WINGO WILLIAM D |
950 Pine Ave, Redlands CA Multifamily Investment
Neighborhood data points to a deep renter base and steady leasing potential, with a high share of renter-occupied units at the neighborhood level, according to WDSuite’s CRE market data.
Situated in Redlands’ inner-suburban fabric, the immediate neighborhood ranks 159 out of 997 metro neighborhoods (Riverside–San Bernardino–Ontario), indicating competitive positioning within the metro. Amenity access is a relative strength: restaurants and cafes score in the 99th percentile nationally, with groceries and pharmacies around the upper deciles, placing the area in the top quartile nationally for overall amenities. Limited park acreage is a noted gap.
For multifamily demand, the neighborhood exhibits a high renter concentration (renter-occupied share ranking near the top of the metro), signaling depth of tenant demand and potential leasing velocity. At the same time, neighborhood occupancy has been softer relative to metro peers and edged down over the last five years, so asset performance may hinge on property-level management, finishes, and pricing to sustain occupancy.
Within a 3-mile radius, demographics show recent population and household growth and projections point to further household expansion, supporting a larger tenant base over time. Median incomes have trended higher, and rent levels in this radius remain in a range that suggests manageable affordability pressure for many renters, which can aid retention and reduce turnover risk.
Ownership costs are elevated versus national norms (home values are in a high national percentile and value-to-income ratios rank near the top of U.S. neighborhoods), which typically sustains reliance on rental housing and supports pricing power for well-positioned communities. The building stock locally skews older on average (mid-1950s), so a 1973 vintage can compete well against pre-1960 assets while still warranting selective modernization to meet current renter expectations.
Safety indicators compare favorably. The neighborhood’s crime rank is low relative to 997 metro neighborhoods, aligning with above-metro safety. Nationally, overall safety sits around the upper quartiles, and violent offense measures are especially strong, landing in a very high national percentile with an improving year-over-year trend. Property offense metrics also track better than average nationwide.
As always, conditions vary by block and over time; investors should focus on sustained trends and property-level security practices rather than isolated snapshots.
Nearby employers span energy infrastructure, food manufacturing, healthcare distribution, and environmental services, supporting a diverse commuter base that can reinforce renter demand and retention for workforce-oriented properties.
- Kinder Morgan — energy infrastructure (9.98 miles)
- General Mills — food manufacturing (14.32 miles)
- General Mills — food manufacturing (19.50 miles)
- Mckesson Medical Surgical — healthcare distribution (28.11 miles)
- Waste Management — environmental services (28.39 miles)
950 Pine Ave offers investors exposure to a renter-heavy neighborhood with strong amenity access and supportive long-term demographics. According to CRE market data from WDSuite, the area’s high share of renter-occupied units and elevated ownership costs point to durable multifamily demand, while the 3-mile radius shows population and household growth that can expand the tenant base. The 1973 vintage is newer than much of the surrounding stock, positioning the asset to compete against older properties, though targeted upgrades may be prudent to capture premium rents and stabilize occupancy.
Risks include softer neighborhood occupancy trends and limited park access, making asset quality, operations, and marketing critical to performance. With diversified nearby employment and safety metrics that compare favorably at the metro and national levels, the submarket fundamentals support a steady, income-focused hold with selective value-add potential.
- Renter-heavy neighborhood and elevated ownership costs reinforce depth of demand and potential pricing power.
- Demographic growth within a 3-mile radius supports a larger tenant base and occupancy stability over time.
- 1973 vintage competes well versus older local stock; targeted renovations can enhance leasing and rents.
- Favorable safety comparisons and proximity to diverse employers aid retention and leasing consistency.
- Risk: neighborhood occupancy has trended softer; performance depends on execution and asset positioning.