| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Good |
| Demographics | 38th | Fair |
| Amenities | 45th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1653 N Riverside Ave, Rialto, CA, 92376, US |
| Region / Metro | Rialto |
| Year of Construction | 1985 |
| Units | 96 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1653 N Riverside Ave, Rialto CA Multifamily Investment
High neighborhood occupancy and a high-cost ownership market point to durable renter demand in Rialto, according to WDSuite’s CRE market data.
This Inner Suburb location in the Riverside–San Bernardino–Ontario metro is competitive among 997 metro neighborhoods, with a B+ neighborhood rating and occupancy around 96.9%. Neighborhood-level metrics indicate steady renter demand, supported by grocery (94th percentile nationally) and pharmacy access (96th percentile), and a solid restaurant presence (78th percentile), though parks, cafes, and childcare are limited.
Within a 3-mile radius, population has inched up in recent years and households have expanded, with WDSuite data pointing to further household growth and smaller average household sizes ahead. That combination tends to expand the renter pool and support occupancy stability over time.
Home values rank in the 83rd percentile nationally, creating a high-cost ownership market that can reinforce reliance on multifamily housing and aid lease retention. Median contract rents sit below local incomes (rent-to-income ratio of roughly 0.16 at the neighborhood level), which helps manage affordability pressure and can support pricing power for well-positioned assets.
Schools in the neighborhood score below national norms (around the 26th percentile), which may temper family-driven demand. Additionally, the submarket s average construction year skews newer (1998) than the subject s 1985 vintage, suggesting older properties should plan for ongoing capital needs to remain competitive.
Neighborhood safety indicators are mixed. Overall crime conditions score above the national median (around the 60th percentile), and property crime levels are comparatively favorable versus U.S. neighborhoods (about the 99th percentile for safety). By metro comparison, the area is competitive among Riverside–San Bernardino–Ontario neighborhoods based on its crime rank out of 997.
Violent offense metrics benchmark safer than many neighborhoods nationwide (approximately the 85th percentile), but WDSuite s latest read shows a recent year-over-year uptick in violent incidents. Investors should monitor local trends and property-level security measures as part of underwriting and asset management.
Proximity to regional corporate offices supports a broad workforce tenant base and commute convenience, including Kinder Morgan, General Mills, Waste Management, McKesson Medical-Surgical, and Ryder.
- Kinder Morgan — energy infrastructure (4.9 miles)
- General Mills — food manufacturing & distribution (11.9 miles)
- Waste Management — environmental services (20.2 miles)
- Mckesson Medical Surgical — medical distribution (20.9 miles)
- Ryder Vehicle Sales — logistics & fleet services (22.2 miles)
Built in 1985, this 96-unit property is older than nearby stock (neighborhood average vintage is 1998), which creates a clear value-add path via renovations and systems upgrades to improve competitive positioning. Strong neighborhood occupancy (about 96.9%) and a high-cost ownership market (home values around the 83rd national percentile) reinforce depth of rental demand and can aid lease retention. According to commercial real estate analysis from WDSuite, grocery and pharmacy access are locally strong, while expected household growth and slightly smaller household sizes within 3 miles point to a larger tenant base over time.
Underwriting should incorporate measured affordability and quality-of-life considerations: rents benchmark reasonably against incomes at the neighborhood level (rent-to-income roughly 0.16), but school ratings trail national norms and recent violent crime trends warrant monitoring. Limited parks, cafes, and childcare amenities suggest operators may need to emphasize onsite offerings and resident services to support retention.
- High neighborhood occupancy and strong grocery/pharmacy access support leasing stability
- High-cost ownership market sustains renter reliance and pricing power
- 1985 vintage offers value-add and capex-driven upside versus newer local stock
- Expanding households and smaller sizes within 3 miles suggest a larger renter pool ahead
- Risks: lower school ratings, limited nearby parks/cafes/childcare, and recent violent crime uptick