| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Best |
| Demographics | 24th | Poor |
| Amenities | 30th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1031 S Cactus Ave, Rialto, CA, 92376, US |
| Region / Metro | Rialto |
| Year of Construction | 1986 |
| Units | 100 |
| Transaction Date | 2014-03-26 |
| Transaction Price | $10,800,000 |
| Buyer | BROADWAY OCEAN LLC |
| Seller | SOUTH CACTUS LP |
1031 S Cactus Ave, Rialto CA Multifamily Investment
Steady renter demand in an inner-suburban pocket of the Inland Empire, with neighborhood occupancy sitting at the top of the metro according to WDSuite’s CRE market data, supports an income-focused thesis.
Rialto’s inner-suburban location offers everyday conveniences with strong dining and café density nearby; café concentration ranks competitive among 997 Riverside–San Bernardino–Ontario neighborhoods and sits in the top quartile nationally. However, limited neighborhood access to groceries, parks, and pharmacies suggests residents rely on broader trade areas for errands, a planning consideration for tenant convenience and leasing.
Housing performance metrics are competitive among Riverside–San Bernardino–Ontario neighborhoods, and average school ratings trend around the national midpoint. For investors, this points to a stable workforce renter base rather than a premium school-driven demand story.
Within a 3-mile radius, population has edged up while households have grown faster and are forecast to rise further by 2028, indicating a larger tenant base and supporting occupancy stability. Median home values are elevated for the region, which reinforces reliance on multifamily housing and can aid lease retention. This local context, paired with measured rent levels, informs practical underwriting for concession management and renewals grounded in multifamily property research.
Safety trends are best viewed comparatively. Based on national benchmarking, the neighborhood scores in the higher percentiles for safety, indicating stronger conditions relative to many U.S. neighborhoods. Recent data also shows a meaningful decline in estimated property crime year over year, which supports resident retention and lease stability.
At the metro level (997 neighborhoods), translating ranks into context points to performance that is above many peers. While no submarket is risk-free, the directional trend and higher national percentiles suggest an environment that is aligned with workforce housing and day-to-day living, warranting routine but not extraordinary security planning.
Proximity to diversified employers supports renter demand and commute convenience for the local workforce, with energy, food manufacturing, environmental services, medical distribution, and logistics represented below.
- Kinder Morgan — energy infrastructure (1.9 miles)
- General Mills — food manufacturing/distribution (9.6 miles)
- Waste Management — environmental services (18.3 miles)
- General Mills — food manufacturing/distribution (18.2 miles)
- Mckesson Medical Surgical — medical distribution (18.6 miles)
The investment case centers on durable occupancy and a broadening renter base. Neighborhood occupancy trends sit at the top of the metro, and within a 3-mile radius households have increased with further growth projected through 2028, expanding the tenant pool and supporting leasing stability. Elevated home values in the area create a high-cost ownership market, which can reinforce multifamily demand and improve renewal capture when paired with measured rent-to-income levels.
According to CRE market data from WDSuite, local rents remain manageable relative to incomes, which can temper affordability pressure and aid retention even as new leases adjust with market conditions. Amenity gaps for groceries and parks warrant attention to on-site offerings and property programming, but nearby employment nodes and café/restaurant density contribute to day-to-day livability and leasing momentum.
- Metro-leading neighborhood occupancy supports income stability.
- Expanding 3-mile household base points to a larger tenant pool by 2028.
- Elevated home values reinforce reliance on rentals, aiding renewals.
- Diverse nearby employers underpin workforce housing demand.
- Risk: limited neighborhood groceries/parks; manage with on-site amenities and lease strategy.