| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 29th | Fair |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1415 N Lilac Ave, Rialto, CA, 92376, US |
| Region / Metro | Rialto |
| Year of Construction | 1990 |
| Units | 27 |
| Transaction Date | 1995-06-28 |
| Transaction Price | $1,050,000 |
| Buyer | CASCADE PLACE ASSOCIATES LP |
| Seller | SHAMMA TARIQ M |
1415 N Lilac Ave, Rialto Multifamily Investment
Neighborhood occupancy remains exceptionally tight, supporting stable renter demand at the submarket level, according to WDSuite s CRE market data. This positioning can aid lease retention for a well-run 27-unit asset in an inner-suburban Riverside San Bernardino location.
The property sits in an inner-suburban pocket of the Riverside San Bernardino Ontario metro with an A-rated neighborhood profile and above metro median standing (rank 119 among 997 metro neighborhoods). Amenity access trends above national medians notably groceries, pharmacies, childcare, and cafes which supports day-to-day livability for residents and can strengthen leasing fundamentals.
On housing fundamentals, the neighborhood s occupancy is currently among the strongest in the metro, and the local renter-occupied share sits near one-half of units, signaling a meaningful tenant base for multifamily. According to CRE market data from WDSuite, median contract rents in the neighborhood track above national medians while the rent-to-income relationship indicates manageable affordability pressure a setup that can support lease retention and measured pricing decisions.
Construction vintage for nearby stock averages mid-1980s. With a 1990 delivery, this asset is newer than much of the immediate competitive set, offering relative positioning versus older inventory; investors should still plan for system upgrades and targeted modernization to maintain competitiveness.
Demographic statistics aggregated within a 3-mile radius show modest population growth over the last five years with a larger increase in households and families, pointing to a gradually expanding renter pool. Forward-looking projections indicate continued household growth alongside slightly smaller average household sizes, which generally supports demand for rental units and occupancy stability.
Home values in the neighborhood are elevated versus national norms, and value-to-income ratios are high for owners. In practice, this reflects a high-cost ownership market that tends to sustain reliance on rental housing, which can bolster depth of demand for multifamily while supporting pricing power when operations are well managed. School ratings trend around the national midpoint, suggesting typical educational options without a strong differentiation premium.
Safety indicators are mixed and should be monitored alongside broader metro trends. Overall crime ranks near the middle of the pack among 997 Riverside San Bernardino Ontario neighborhoods, while several offense measures benchmark above the national median for safety. Recent year-over-year movements indicate some upward fluctuation in estimated incident rates; prudent operators typically address this through lighting, access control, and resident engagement, and by staying aligned with local law enforcement data.
Proximity to regional corporate operations provides a diversified employment base that supports renter demand and commute convenience. Notable nearby employers include Kinder Morgan, General Mills, Waste Management, and McKesson Medical Surgical.
- Kinder Morgan energy infrastructure (4.7 miles)
- General Mills food manufacturing/distribution (11.3 miles)
- Waste Management environmental services (19.6 miles)
- Mckesson Medical Surgical healthcare distribution (20.3 miles)
- General Mills food manufacturing/distribution (20.8 miles)
This 27-unit, 1990-vintage asset benefits from tight neighborhood occupancy, a sizable renter-occupied base, and above-median amenity access within the Inland Empire. The vintage is slightly newer than the surrounding 1980s stock, offering a competitive edge versus older buildings while leaving room for selective upgrades that can enhance durability and renter appeal. According to CRE market data from WDSuite, neighborhood rent levels sit above national norms with a rent-to-income profile that supports retention-focused pricing.
Three-mile demographics point to modest population growth and a faster rise in households, suggesting a gradually expanding tenant base. Elevated ownership costs in the area tend to reinforce demand for rental housing, which can underpin occupancy stability over the hold period. Key watch items include mixed-but-improving safety benchmarks, limited park access, and the need for ongoing capital planning as the asset ages.
- Tight neighborhood occupancy and meaningful renter-occupied share support demand depth and leasing stability.
- 1990 vintage compares favorably to older nearby stock, with value-add potential through targeted system and interior updates.
- Above-median amenity access and elevated ownership costs reinforce renter reliance on multifamily housing.
- Household growth within a 3-mile radius expands the future renter pool and supports occupancy stability.
- Risks: mixed safety indicators, limited park access, and aging building systems requiring proactive capital management.