| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Good |
| Demographics | 23rd | Poor |
| Amenities | 76th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1369 N Willow Ave, Rialto, CA, 92376, US |
| Region / Metro | Rialto |
| Year of Construction | 1985 |
| Units | 98 |
| Transaction Date | 2023-05-31 |
| Transaction Price | $20,600,000 |
| Buyer | OCOTILLO RIALTO LLC |
| Seller | RIALTO BREEZE PARTNERS LP |
1369 N Willow Ave Rialto Multifamily Investment
Neighborhood occupancy is 95.1%, and renter demand is reinforced by a deep renter-occupied housing base, according to WDSuite’s CRE market data. This location offers stable in-place fundamentals with room for operational optimization.
Positioned within the Riverside–San Bernardino–Ontario metro, the neighborhood is ranked 166 of 997, placing it in the top quartile among metro neighborhoods for overall livability and investment fundamentals. Retail and daily-needs access are a clear strength: cafés and groceries sit in the high-90s national percentiles, supporting leasing convenience and day‑to‑day resident satisfaction.
The area shows neighborhood occupancy at 95.1% (above the metro median), with median contract rents near the mid‑$1,400s and a rent‑to‑income ratio around 0.22. For investors, that combination points to comparatively manageable affordability pressure and potential for steady renewals, while still allowing disciplined pricing strategy. Note that public school ratings trend on the lower side (around the 15th national percentile), which can influence unit mix and marketing focus toward workforce renters rather than school-driven households.
Tenure dynamics indicate depth in the renter base: approximately 68% of housing units are renter‑occupied at the neighborhood level (a top-tier national standing). This renter concentration supports multifamily demand resiliency and broadens the pool for lease-up and backfill. Park access is limited locally, which may place a premium on on‑site amenities and nearby private recreation options to sustain retention.
Demographic statistics aggregated within a 3‑mile radius show recent population growth alongside a 4.3% increase in households, expanding the local tenant base. Looking ahead, the 3‑mile outlook points to essentially flat population but a sizable increase in households and smaller average household sizes—dynamics that typically expand the renter pool and support occupancy stability for well‑located assets. Home values sit well above national norms, which, together with a value‑to‑income ratio in a high national percentile, underscores a high‑cost ownership market that tends to sustain reliance on multifamily rentals.
Comparable, neighborhood‑level crime metrics are not available in this dataset. Investors typically contextualize safety by reviewing city and submarket trend sources alongside property‑level management practices and design features. Monitoring broader Riverside–San Bernardino–Ontario patterns and engaging local stakeholders can help gauge how perceptions may influence leasing and retention.
Nearby corporate operations provide a diversified employment base and commute convenience that can support renter demand and retention, including energy infrastructure, packaged foods, waste services, medical distribution, and logistics.
- Kinder Morgan — energy infrastructure (4.5 miles)
- General Mills — packaged foods (11.5 miles)
- Waste Management — waste services (19.8 miles)
- Mckesson Medical Surgical — medical distribution (20.5 miles)
- Ryder Vehicle Sales — fleet and logistics (21.9 miles)
Built in 1985, this 98‑unit asset is newer than the neighborhood’s average vintage, offering relative competitiveness versus older stock while leaving room for targeted modernization of aging systems to drive rent and retention. Neighborhood occupancy of 95.1% sits above the metro median, and the local renter concentration is deep, reinforcing demand stability. Elevated home values in the area support continued reliance on rental housing and can underpin pricing power when paired with disciplined lease management.
Within a 3‑mile radius, recent household growth and projections for additional household gains—alongside smaller average household sizes—suggest a larger tenant base over time even if population trends are flat. According to CRE market data from WDSuite, neighborhood rents and rent‑to‑income dynamics indicate manageable affordability pressure, supporting renewal probability while allowing for selective value‑add execution.
- Above‑median neighborhood occupancy and deep renter‑occupied housing share support demand stability.
- 1985 vintage offers competitive positioning with opportunity for targeted system and interior upgrades.
- High‑cost ownership market reinforces multifamily reliance and pricing power potential.
- 3‑mile household growth and smaller household sizes expand the renter pool and support occupancy.
- Risks: weaker public school ratings and limited park access may require amenity and marketing strategies.