| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 48th | Good |
| Amenities | 73rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1012 W Arrow Hwy, Upland, CA, 91786, US |
| Region / Metro | Upland |
| Year of Construction | 1980 |
| Units | 92 |
| Transaction Date | 2025-01-07 |
| Transaction Price | $21,000,000 |
| Buyer | GAD COVENTRY LLC |
| Seller | TSANG HUBERT |
1012 W Arrow Hwy Upland Multifamily Investment
Neighborhood fundamentals point to durable renter demand and high occupancy, according to WDSuite s CRE market data, with ownership costs that tend to keep households in the rental market.
Situated in Upland within the Riverside San Bernardino Ontario metro, the neighborhood rates highly (A) and is competitive among 997 metro neighborhoods. Local occupancy in the neighborhood remains about 98%, signaling stability at the neighborhood level rather than the property, and a strong base for lease retention.
Daily convenience is a clear strength: grocery access ranks near the top of the metro and in the upper national percentiles, with pharmacies and parks also scoring well. Caf e9 density is favorable, though dedicated childcare options are limited nearby, which can matter for some renter cohorts. School ratings average below national norms, which investors may factor into tenant mix expectations.
The unit tenure profile shows a high renter concentration at the neighborhood level (about 71% renter-occupied), indicating depth in the tenant base for multifamily. Median contract rents and household incomes rank above metro medians, and the neighborhood s rent-to-income ratio trends lower than many California locations, supporting pricing power while helping sustain renewal rates.
Within a 3-mile radius, demographics have been broadly stable, with projections pointing to a gradual increase in households and higher incomes over the next five years. Elevated home values relative to incomes characterize a high-cost ownership market, which typically sustains reliance on rental housing and supports occupancy stability. These dynamics, based on WDSuite s commercial real estate analysis, frame a market where professionally managed multifamily can compete effectively versus ownership.
Safety indicators are comparatively favorable versus national benchmarks: violent offense rates sit in a very high national percentile, and the neighborhood is competitive among the 997 neighborhoods in the Riverside San Bernardino Ontario metro. Property offense levels also track above the national average for safety, though the most recent year shows a notable uptick in estimated property offenses; investors may wish to monitor trend direction and on-the-ground mitigation measures.
Overall, current readings suggest stronger-than-average safety positioning relative to many U.S. neighborhoods, with the caveat that near-term property offense momentum warrants continued diligence.
Nearby corporate employment is diversified across logistics, waste services, food manufacturing, and medical distribution, supporting commuter convenience for renters. The closest anchors include Ryder Vehicle Sales, Waste Management, General Mills, McKesson Medical Surgical, and United Technologies.
- Ryder Vehicle Sales logistics & fleet services (6.7 miles)
- Waste Management waste services (6.7 miles)
- General Mills food manufacturing offices (9.2 miles)
- Mckesson Medical Surgical medical distribution (9.5 miles)
- United Technologies aerospace & industrial (17.1 miles)
1012 W Arrow Hwy benefits from a renter-driven neighborhood with high occupancy at the neighborhood level and strong day-to-day amenities that reinforce leasing stickiness. Elevated home values and above-average incomes create a high-cost ownership environment that tends to sustain multifamily demand, while a comparatively low rent-to-income profile supports retention and measured rent growth. According to CRE market data from WDSuite, the neighborhood ranks competitively within the metro, underpinned by robust access to groceries, pharmacies, and parks.
Forward-looking signals within a 3-mile radius show stable population with projected growth in households and higher incomes, expanding the renter pool for quality units. Risks to underwrite include below-average school ratings and a recent uptick in estimated property offenses, which call for attentive management and resident experience strategies.
- High neighborhood occupancy and strong renter concentration support leasing stability
- Amenity-rich location (groceries, pharmacies, parks) enhances retention
- High-cost ownership market reinforces multifamily demand and pricing power
- 3-mile outlook points to more households and higher incomes, expanding the tenant base
- Monitor risks: below-average school ratings and recent property offense momentum