| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 48th | Good |
| Amenities | 73rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1256 W Arrow Hwy, Upland, CA, 91786, US |
| Region / Metro | Upland |
| Year of Construction | 1985 |
| Units | 59 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1256 W Arrow Hwy, Upland CA — 59-Unit Multifamily Position
Strong neighborhood occupancy and renter concentration point to durable tenant demand nearby, according to WDSuite’s CRE market data; note that occupancy figures reference the surrounding neighborhood, not the property.
The property sits in an Urban Core pocket of Upland that ranks 50 out of 997 Riverside–San Bernardino neighborhoods with an A neighborhood rating. At the neighborhood level, occupancy is high and renter-occupied share is elevated, signaling depth of the tenant base and supporting lease stability for multifamily assets in the immediate area.
Amenities are a relative strength: neighborhood access to groceries is in the 98th percentile nationally, with cafes and parks each around the 89–90th percentiles, and pharmacies similarly strong. This level of daily-needs coverage typically supports retention and lowers friction in leasing. One softness to monitor is limited neighborhood childcare availability, which may matter for family-oriented floor plans.
Within a 3-mile radius, demographics are broadly steady with a modest projected increase in households through the next five years, indicating a gradual expansion of the renter pool rather than rapid growth. Median contract rents and household incomes in the neighborhood track above national medians, while a rent-to-income ratio near one-quarter suggests manageable affordability pressure that can aid renewal rates. Elevated home values relative to incomes (high national percentile for value-to-income) indicate a high-cost ownership market, which tends to reinforce reliance on multifamily rentals and can support pricing power.
Vintage context: the asset’s 1985 construction is slightly newer than the neighborhood’s average vintage (1980; rank 510 of 997 in the metro), offering a competitive edge versus older stock. Investors should still plan for targeted modernization and systems updates to capture value-add upside and align interiors with renter expectations.
Neighborhood safety indicators compare favorably in a regional and national context. The area’s overall crime rank is 109 out of 997 metro neighborhoods, indicating performance above the metro average, and it sits around the upper third nationally for safety. Violent-offense estimates are particularly favorable, placing the neighborhood in a very high national percentile and showing year-over-year improvement.
Property-offense levels are comparatively better than many areas nationally, yet recent estimates point to a notable short-term uptick. Investors should weigh this mixed signal by prioritizing standard security measures and monitoring trend direction rather than relying on a single-year change. These figures reflect neighborhood patterns, not the property, and should be incorporated into broader underwriting assumptions.
Proximity to a diversified employer base supports workforce housing demand and commute convenience, with nearby distribution, logistics, and corporate offices anchoring stable renter pipelines.
- Ryder Vehicle Sales — transportation & logistics (6.5 miles)
- Waste Management — environmental services (6.6 miles)
- Mckesson Medical Surgical — healthcare distribution (9.4 miles)
- General Mills — food manufacturing offices (9.5 miles)
- Edison International — utilities (23.6 miles) — HQ
This 59-unit, 1985-vintage community offers exposure to an A-rated Urban Core neighborhood that ranks 50 out of 997 in the Riverside–San Bernardino metro. High neighborhood occupancy and a strong renter-occupied share point to depth of demand and potential lease stability, while elevated ownership costs locally help sustain reliance on multifamily housing. According to commercial real estate analysis from WDSuite, amenity access (notably groceries, parks, and pharmacies) is a neighborhood strength that can support retention and everyday convenience.
The vintage suggests a practical value-add path: targeted renovations and system upgrades can sharpen competitive positioning against older stock without the heavy lift of a full repositioning. Forward-looking 3-mile demographics indicate a modest increase in households, implying a gradually expanding tenant base rather than cyclical dependence on rapid in-migration. Risk factors to underwrite include softer school ratings, limited childcare options, and a recent uptick in estimated property-related incidents at the neighborhood level.
- High neighborhood occupancy and renter concentration support demand durability
- Strong daily-needs amenities (groceries, parks, pharmacies) bolster retention
- 1985 vintage offers value-add potential via targeted renovations and system updates
- Household growth within 3 miles points to a gradually expanding renter pool
- Risks: softer school ratings, limited childcare access, and recent neighborhood property-crime uptick