| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Fair |
| Demographics | 32nd | Fair |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1205 E 9th St, Upland, CA, 91786, US |
| Region / Metro | Upland |
| Year of Construction | 1991 |
| Units | 64 |
| Transaction Date | 1994-04-04 |
| Transaction Price | $2,900,000 |
| Buyer | MY MONTECITO INC |
| Seller | 1993 N2 PROPERTIES LTD PARTNERSHIP |
1205 E 9th St, Upland CA Multifamily Investment
Neighborhood renter demand and above-median occupancy support stable operations, according to WDSuite’s CRE market data, with a 1991 vintage that can compete against older local stock.
Upland’s Urban Core setting offers daily conveniences that help leasing and retention. Cafes and restaurants are dense for the area, with food and grocery access landing in the top decile nationally, while pharmacies are also plentiful. Park access is limited, which may reduce outdoor amenity appeal, but nearby retail and services help offset day-to-day needs.
For investors, the neighborhood’s occupancy is measured at the neighborhood level, not the property, and sits above national medians, suggesting steady absorption and fewer vacant units competing at any given time. The area’s renter-occupied share is high for the metro, indicating a deeper tenant pool and consistent multifamily demand rather than reliance on for-sale turnover.
Ownership costs benchmark high versus incomes (a high value-to-income ratio relative to U.S. norms), which typically sustains reliance on rental housing and can support pricing power when managed thoughtfully. At the same time, rent-to-income levels are manageable by regional standards, pointing to moderate affordability pressure and aiding lease retention.
Within a 3-mile radius, demographics show population roughly stable in recent years, with households projected to increase as average household size edges lower. That shift usually expands the renter pool and supports occupancy stability. Average school ratings trail national norms and should be weighed against property-level amenities and unit finishes when positioning to families. Based on commercial real estate analysis from WDSuite, the 1991 construction is newer than the area’s average vintage, signaling relative competitiveness versus older stock while still leaving room for targeted modernization.
Safety indicators for the neighborhood are comparatively favorable at the national level, landing in the top quartile of U.S. neighborhoods. Recent trends show year-over-year declines in both violent and property offenses, which supports a more stable operating backdrop for workforce and market-rate renters. These measures reflect neighborhood-level conditions rather than the property specifically.
Nearby employers span waste services, food manufacturing, fleet logistics, medical distribution, and energy infrastructure—providing a diverse employment base that supports renter demand and commute convenience for residents.
- Waste Management — waste services (7.1 miles)
- General Mills — food manufacturing (7.7 miles)
- Ryder Vehicle Sales — fleet sales & logistics (7.8 miles)
- Mckesson Medical Surgical — medical distribution (9.6 miles)
- Kinder Morgan — energy infrastructure (15.5 miles)
This 64-unit, 1991-vintage asset benefits from neighborhood fundamentals that favor rentals: above-median neighborhood occupancy, a high share of renter-occupied housing units, and a high-cost ownership landscape that reinforces reliance on multifamily. According to CRE market data from WDSuite, amenity density is strong for daily needs, and the property’s vintage is newer than the area’s average, offering competitive positioning versus older stock with scope for targeted upgrades.
Within a 3-mile radius, households are projected to increase even as average household size trends down, which typically supports a larger tenant base and occupancy stability. Rising incomes in the radius help underpin rent levels, while rent-to-income metrics suggest manageable affordability pressure that can aid retention. Key risks include limited park access and below-average school ratings, which should be addressed through amenity strategy and unit programming.
- Neighborhood occupancy above national medians supports steady leasing conditions
- High renter-occupied share indicates a deep tenant base for multifamily
- 1991 vintage is newer than area average, allowing competitive positioning with value-add potential
- Household growth within 3 miles and rising incomes support demand and pricing
- Risks: limited park access and lower school ratings may require thoughtful amenity and leasing strategies