| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Good |
| Demographics | 23rd | Poor |
| Amenities | 76th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1032 N Lilac Ave, Rialto, CA, 92376, US |
| Region / Metro | Rialto |
| Year of Construction | 1988 |
| Units | 50 |
| Transaction Date | 1994-12-06 |
| Transaction Price | $1,050,000 |
| Buyer | MCHANEY MIKE |
| Seller | SOUTHERN CALIF HOUSING DEV CORP |
1032 N Lilac Ave, Rialto CA Multifamily Investment Opportunity
Neighborhood occupancy has held above the metro median and renter demand is reinforced by a high-cost ownership market, according to WDSuite’s CRE market data.
Situated in the Riverside–San Bernardino–Ontario metro, the immediate neighborhood scores A- with a rank of 166 out of 997, placing it competitive among metro neighborhoods. Amenity access is a local strength: cafes and groceries are dense (both in the top national percentiles), supporting daily convenience and tenant retention. However, dedicated park space is limited locally, which may modestly impact appeal for outdoor-oriented residents.
For investors, the neighborhood’s occupancy rate is measured at the neighborhood level, not this property; it sits above the metro median and has been steady over five years, supporting income stability potential. Median contract rents in the neighborhood are above many national peers while the rent-to-income profile remains within manageable ranges, suggesting pricing power with watchful lease management.
Tenure patterns indicate a strong renter base: approximately 68% of housing units are renter-occupied at the neighborhood level, pointing to a deep pool of multifamily demand and broader leasing liquidity. Construction across the neighborhood skews older than this asset (average vintage 1973), which can position a 1988 property as relatively competitive versus older stock.
Within a 3-mile radius, demographics show population roughly stable in recent years with an increase in households and a slight downshift in household size, which can expand the renter pool over time. Income trends have advanced, and median home values are elevated for the area; in high-cost ownership environments, renters often rely on multifamily options longer, supporting occupancy and lease retention. Local school ratings track below national averages, which is a consideration for family-oriented leasing strategies.
Comparable, neighborhood-specific crime benchmarks are not available in WDSuite for this location. Investors commonly contextualize safety using regional comparisons and on-the-ground property operations data over time. Monitoring trends via local law enforcement updates and resident feedback during due diligence can help assess stability relative to nearby Riverside–San Bernardino–Ontario neighborhoods.
The area draws from a broad Inland Empire employment base that supports renter demand through commute convenience and distribution-oriented industries, including Kinder Morgan, General Mills, Waste Management, and McKesson Medical Surgical.
- Kinder Morgan — energy infrastructure (4.2 miles)
- General Mills — consumer foods distribution (10.9 miles)
- Waste Management — environmental services (19.3 miles)
- McKesson Medical Surgical — medical supplies distribution (20.0 miles)
This 50‑unit, 1988-vintage asset benefits from neighborhood fundamentals that favor stable leasing: renter concentration is high at the neighborhood level, occupancy has been above the metro median, and amenity density (cafes, groceries, pharmacies) is stronger than many peers. Elevated home values in the area indicate a high-cost ownership market, which can sustain renter reliance on multifamily housing and support pricing power when paired with disciplined lease management. Based on CRE market data from WDSuite, the submarket’s relative stability and daily convenience stack are notable positives for long-term hold strategies.
Vintage is newer than the area’s older average stock, which can help competitive positioning; targeted upgrades may further enhance rentability and operating efficiency. Key watch items include limited park access, below-average school ratings for the neighborhood, and the need to balance rent growth with affordability to protect retention as household sizes ease and households expand within the 3-mile radius.
- Occupancy strength at the neighborhood level supports income stability potential
- High renter-occupied share and dense amenities underpin leasing demand
- 1988 vintage offers competitive positioning versus older local stock, with value-add upside
- High-cost ownership market reinforces multifamily demand and pricing power
- Risks: limited parks, lower school ratings, and affordability pressure requiring careful lease management