| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Good |
| Demographics | 38th | Fair |
| Amenities | 45th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1651 N Riverside Ave, Rialto, CA, 92376, US |
| Region / Metro | Rialto |
| Year of Construction | 1985 |
| Units | 96 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1651 N Riverside Ave Rialto Multifamily Opportunity
Neighborhood occupancy is solid and local essentials are accessible, supporting steady renter demand in Rialto; according to WDSuite’s CRE market data, elevated ownership costs in the area help sustain reliance on rentals.
Located in Rialto’s inner suburban fabric of the Riverside–San Bernardino–Ontario metro, the area shows durable housing performance with a neighborhood occupancy rate near the upper tier nationally (83rd percentile). This reflects a relatively tight leasing environment across the neighborhood rather than the property itself and supports income stability for multifamily assets.
Daily needs are well covered with strong access to grocery and pharmacies (both in the mid-90s national percentiles), while dining options are competitive for the metro. However, parks and cafes are sparse locally, which may modestly temper lifestyle appeal compared with higher-amenity nodes.
The housing stock nearby skews newer than this asset (average construction year 1998 versus the property’s 1985 vintage). For investors, the older vintage can translate into value‑add or systems modernization opportunities to improve competitive positioning against younger comparables.
Tenure dynamics point to a mixed base: within the neighborhood, the share of housing units that are renter‑occupied is relatively modest (22.3%), suggesting a larger ownership footprint; within a 3‑mile radius, renter‑occupied share is higher at roughly 36%, indicating a broader tenant pool for larger assets and supporting demand depth for multifamily.
Demographic statistics aggregated within a 3‑mile radius indicate incremental population growth over the last five years and a projected increase in households alongside smaller average household sizes. This combination typically expands the renter pool and supports occupancy stability, even if overall population growth moderates.
Home values are elevated for the region, and the value‑to‑income context suggests a high‑cost ownership market. For investors, this tends to reinforce rental demand and lease retention, while a neighborhood rent‑to‑income ratio around the middle of national peers (16%) points to manageable affordability pressure and pricing power that must be balanced with retention.
School ratings in the immediate area trend below national norms, which can influence the mix of family renters versus young workforce households; investors should calibrate unit finishes and amenity sets accordingly.
Safety signals are mixed. Within the Riverside–San Bernardino–Ontario metro, the neighborhood’s crime rank sits in a higher‑crime segment (236 out of 997 metro neighborhoods; lower ranks indicate more crime), suggesting investors should underwrite prudent security and operating protocols.
At the national level, comparative indicators are more favorable: property offenses benchmark strong (top end nationally, 99th percentile safer than most areas) and violent offenses compare well (around the 85th percentile for safety). That said, recent year‑over‑year trends show an uptick in violent incidents, so monitoring trajectory and coordinating with professional property management remains important.
The employment base features energy infrastructure, food manufacturing/distribution, waste services, medical distribution, and logistics within commuting range, supporting workforce renter demand and lease retention for nearby multifamily.
- Kinder Morgan — energy infrastructure (5.0 miles)
- General Mills — food manufacturing/distribution (11.99 miles)
- Waste Management — waste services (20.24 miles)
- General Mills — food manufacturing/distribution (20.95 miles)
- Mckesson Medical Surgical — medical distribution (20.98 miles)
- Ryder Vehicle Sales — logistics & fleet services (22.32 miles)
This 96‑unit asset’s 1985 vintage sits older than the neighborhood’s average stock, creating clear value‑add and capital planning angles to enhance competitiveness against late‑1990s product. Neighborhood occupancy trends in the upper national tier point to steady leasing conditions, while a broader 3‑mile renter base and elevated local home values sustain multifamily demand and potential lease retention. According to CRE market data from WDSuite, rent levels and rent‑to‑income positioning suggest room for disciplined revenue management without overreliance on outsized increases.
Looking ahead, a projected increase in households within 3 miles, paired with gradually smaller household sizes, implies a larger tenant base and supports occupancy stability. Amenity coverage favors essentials (grocery and pharmacies), aligning with workforce‑oriented demand drivers, though below‑average school ratings and mixed safety signals warrant conservative underwriting and active management.
- Tight neighborhood occupancy supports income stability relative to national peers.
- 1985 vintage offers value‑add potential to compete with newer submarket stock.
- Elevated home values reinforce renter reliance on multifamily housing and lease retention.
- Essentials‑heavy amenity mix (grocers, pharmacies) aligns with workforce renter demand.
- Risks: below‑average school ratings and mixed safety trends call for conservative operations and targeted improvements.