| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Best |
| Demographics | 20th | Poor |
| Amenities | 26th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 773 W Foothill Blvd, Rialto, CA, 92376, US |
| Region / Metro | Rialto |
| Year of Construction | 2011 |
| Units | 75 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
773 W Foothill Blvd, Rialto CA Multifamily Investment
Stabilized neighborhood occupancy and a renter concentration near six in ten units point to steady tenant demand, according to WDSuite s CRE market data. Newer 2011 construction versus local averages offers competitive positioning with mid-life CapEx planning.
This C+ rated Inner Suburb within the Riverside San Bernardino Ontario metro shows neighborhood occupancy around 95.8%, placing it in the top quartile nationally and above many local peers (ranked against 997 metro neighborhoods). For investors, that translates to historically resilient leasing and fewer extended vacancy periods at the neighborhood level.
Renter-occupied share is about 59.7% of housing units, indicating a deep tenant base for multifamily offerings rather than a primarily ownership-driven market. Median contract rents and NOI per unit for the neighborhood trend above national medians, supporting durable income performance without relying on outsized rent steps.
Within a 3-mile radius, households grew over the past five years with modest population growth, and WDSuite s data points to a substantial increase in households by 2028 alongside smaller average household sizes. That dynamic can expand the renter pool even if population remains roughly stable, supporting occupancy stability and absorption for well-positioned assets.
Local living conveniences are mixed: restaurants score competitively (above the national median), and grocery access is solid, while parks, pharmacies, and cafes are limited in the immediate neighborhood. Public school ratings trail national norms, which can be a consideration for family-oriented leasing strategies. Elevated home values relative to incomes in the neighborhood context reinforce renter reliance on multifamily housing, a favorable backdrop for lease retention and pricing discipline.
Safety indicators present a nuanced picture. The neighborhood s metro crime rank sits near the higher-crime end when compared with 997 Riverside San Bernardino Ontario neighborhoods, yet national percentiles place the area in a comparatively stronger position than many U.S. neighborhoods. Recent WDSuite data also shows year-over-year declines in both violent and property offense rates, suggesting improving trends rather than deterioration.
For underwriting, this mixed relative standing encourages pragmatic assumptions: acknowledge metro-comparative risk while recognizing improving momentum and a national profile that is not at the bottom of the distribution. Property-level security, lighting, and access controls can further support leasing and retention.
Proximity to regional employers helps sustain renter demand through commute convenience and workforce stability. Key nearby employers include Kinder Morgan, General Mills, Waste Management, and McKesson Medical Surgical.
- Kinder Morgan energy infrastructure (3.4 miles)
- General Mills food manufacturing/offices (10.3 miles)
- Waste Management environmental services (18.7 miles)
- Mckesson Medical Surgical healthcare distribution (19.3 miles)
Built in 2011, this 75-unit asset is newer than the neighborhood average vintage, providing competitive positioning versus older stock while approaching mid-life systems cycles a manageable CapEx planning window rather than near-term obsolescence risk. Neighborhood occupancy sits in the top quartile nationally, and the renter-occupied share near 60% indicates a broad tenant base that supports steady absorption and retention. Elevated home values relative to incomes in the local context further reinforce multifamily demand.
Within a 3-mile radius, households have grown and are projected to expand further by 2028 even as average household size trends lower, pointing to a larger number of households competing for rental options. According to CRE market data from WDSuite, neighborhood NOI per unit and contract rents track above national medians, suggesting income durability in normal cycles. Principal risks include uneven amenity depth, lower public school ratings, and a metro-comparative safety profile that warrants sensible on-site security and conservative underwriting.
- 2011 vintage offers competitive positioning with mid-life CapEx planning rather than heavy near-term replacement
- Neighborhood occupancy in the top quartile nationally supports stable leasing and limited downtime
- Renter concentration near 60% and elevated ownership costs underpin a durable tenant base
- 3-mile household growth and smaller household sizes expand the renter pool and support absorption
- Risks: thinner local amenities, lower school ratings, and a metro-comparative safety profile requiring prudent operations