| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Best |
| Demographics | 23rd | Poor |
| Amenities | 44th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1621 W Arrow Ave, Rialto, CA, 92376, US |
| Region / Metro | Rialto |
| Year of Construction | 1990 |
| Units | 68 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1621 W Arrow Ave Rialto Multifamily Investment
Neighborhood occupancy trends and a deep renter base point to steady leasing prospects, according to WDSuite’s CRE market data. The location benefits from a high-cost ownership market that supports sustained rental demand.
Rialto’s Urban Core setting offers durable renter demand drivers for a 68-unit asset built in 1990. Neighborhood occupancy is above metro median among 997 Riverside–San Bernardino–Ontario neighborhoods and in the upper tier nationally, supporting income stability for multifamily investors. The property’s vintage is newer than the neighborhood’s average construction year (1978), which can improve competitive positioning versus older stock, while still warranting periodic systems updates.
Livability signals are mixed. Grocery access is strong (competitive nationally), and childcare density ranks among the top cohorts, which tends to support family-oriented renter demand. However, cafes, parks, and pharmacies are limited in the immediate neighborhood, suggesting everyday convenience is more functional than lifestyle-driven. For investors, this combination often aligns with workforce housing demand and longer average tenancies rather than amenity-led premiums.
Tenure data indicates a high share of renter-occupied housing units in the neighborhood relative to the metro (above the 95th percentile nationally), pointing to a broad tenant pool and demand depth for multifamily product. Home values sit well above national norms, and the value-to-income ratio is elevated compared with many U.S. neighborhoods, which typically sustains reliance on rental housing and can support pricing power over time. At the same time, rent-to-income measures are relatively manageable here versus coastal peers, a mix that can aid lease retention.
Demographics within a 3-mile radius show modest population growth historically with a larger increase in households, implying smaller household sizes and a gradually expanding renter pool. Forward-looking estimates point to additional household growth by 2028, reinforcing the area’s tenant base and supporting occupancy stability, based on CRE market data from WDSuite.
Safety indicators compare favorably overall. The neighborhood’s composite crime positioning is competitive among Riverside–San Bernardino–Ontario neighborhoods (997 total), and national percentiles suggest conditions are somewhat safer than average. Violent and property offense metrics track in the top quartile nationally for safer areas, though recent data indicates a notable uptick in property incidents year over year. Investors should underwrite with standard loss-prevention measures and monitor trend direction rather than any single-year fluctuation.
Nearby employers span energy infrastructure, consumer packaged goods, environmental services, healthcare distribution, and logistics. This employment base supports workforce housing demand and commute convenience that can aid retention and leasing stability for the submarket.
- Kinder Morgan — energy infrastructure (3.4 miles)
- General Mills — consumer packaged goods (9.1 miles)
- Waste Management — environmental services (17.5 miles)
- Mckesson Medical Surgical — healthcare distribution (18.1 miles)
- Ryder Vehicle Sales — logistics & sales (19.8 miles)
The 1990-vintage, 68-unit asset at 1621 W Arrow Ave benefits from neighborhood occupancy that is above the metro median and solid nationally, pointing to consistent leasing performance. Elevated home values and a high value-to-income environment in the neighborhood reinforce reliance on rental housing, while rent-to-income metrics are comparatively manageable—an advantageous mix for retention and steady NOI.
Within a 3-mile radius, households have expanded and are projected to grow further by 2028, indicating a larger tenant base and support for occupancy stability. According to CRE market data from WDSuite, the property’s newer-than-neighborhood vintage improves competitive standing versus older stock, though prudent capital planning for modernization remains appropriate. Amenity access skews to daily needs (not lifestyle), aligning the asset with workforce demand anchors.
- Occupancy above metro median with nationally strong positioning supports stable leasing
- High-cost ownership market sustains renter reliance and pricing power
- 1990 vintage offers competitive edge versus older local stock with targeted updates
- 3-mile household growth enlarges tenant base, aiding retention and occupancy
- Risks: limited lifestyle amenities nearby and a recent uptick in property incidents