| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 81st | Best |
| Demographics | 29th | Fair |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 403 W Winchester Dr, Rialto, CA, 92376, US |
| Region / Metro | Rialto |
| Year of Construction | 1990 |
| Units | 23 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
403 W Winchester Dr Rialto Multifamily Investment
Neighborhood occupancy sits at the top of the Riverside–San Bernardino–Ontario metro, supporting stable renter demand; according to WDSuite’s CRE market data, elevated ownership costs in the area further reinforce reliance on rental housing.
The property is situated in an Inner Suburb pocket of Rialto that scores strongly on neighborhood fundamentals (rated A). Amenity access ranks in the top quartile among 997 metro neighborhoods, with cafes, groceries, pharmacies, and restaurants comparing favorably to national benchmarks—several categories land in the top quartile nationally—supporting day-to-day convenience that helps with leasing and retention.
Multifamily dynamics are favorable: the neighborhood’s occupancy performance sits at the top of the metro and has strengthened over the past five years, a signal of durable demand and limited frictional vacancy. Renter concentration in the immediate neighborhood is around half of housing units, indicating a meaningful tenant base for smaller multifamily assets. Within a 3-mile radius, tenure skews more owner-occupied, which can temper near-term competitive supply from rentals while still drawing renters seeking proximity to jobs and services.
Home values are elevated versus national norms (top quartile nationally), which typically sustains renter reliance on multifamily housing and supports pricing power when paired with prudent lease management. At the same time, rent-to-income levels in the neighborhood suggest manageable affordability pressure relative to many California submarkets, aiding renewal outcomes for well-operated assets.
The average school rating sits near the national midpoint, which is serviceable for workforce-oriented demand profiles. The building’s 1990 vintage is slightly newer than the neighborhood average, offering competitive positioning versus older stock while still warranting targeted system upgrades and unit refreshes to capture value-add upside.
Safety signals are mixed and should be monitored. Overall crime levels track around the national midpoint, but violent offense levels compare favorably—sitting in the top quartile nationally relative to neighborhoods across the country—according to WDSuite’s data. Within the Riverside–San Bernardino–Ontario metro (997 neighborhoods), this area is competitive in some measures yet not among the very safest, so operators should maintain standard security and lighting protocols.
Recent one-year trends indicate increases in both property and violent offenses, which warrants continued tracking and coordination with local community resources. Investors should underwrite to typical precautionary measures rather than assume further improvement.
Nearby employment is diversified across energy infrastructure, food manufacturing, environmental services, healthcare distribution, and logistics—supporting a broad renter base and commute convenience for workforce housing.
- Kinder Morgan — energy infrastructure (4.6 miles)
- General Mills — food manufacturing (11.4 miles)
- Waste Management — environmental services (19.6 miles)
- Mckesson Medical Surgical — healthcare distribution (20.4 miles)
- Ryder Vehicle Sales — logistics (21.8 miles)
This 23-unit asset benefits from a neighborhood that ranks near the top of the metro for occupancy, indicating resilient leasing and limited downtime. Elevated home values relative to national norms support continued renter reliance on multifamily housing, while rent-to-income levels suggest room for disciplined rent growth without overextending affordability. Based on CRE market data from WDSuite, amenity access is a strength—top quartile in the metro—helping with absorption and retention.
Constructed in 1990, the property is slightly newer than the neighborhood’s average vintage, providing a competitive edge versus older stock. Targeted capital plans—systems, exteriors, and selective interior updates—could position the asset to capture value-add upside as household counts within a 3-mile radius grow and average household size trends lower, expanding the renter pool and supporting occupancy stability over the medium term. Key risks to underwrite include variable safety trends and limited park access, which place a premium on on-site experience and curb appeal.
- Metro-leading neighborhood occupancy supports stable leasing and reduced downtime
- Elevated ownership costs reinforce rental demand and pricing power
- 1990 vintage offers a competitive baseline with clear value-add upgrade pathways
- Strong daily-needs amenities aid absorption and retention
- Risks: mixed safety trends and limited park access require proactive operations