| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 48th | Good |
| Amenities | 73rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1390 W Foothill Blvd, Upland, CA, 91786, US |
| Region / Metro | Upland |
| Year of Construction | 1984 |
| Units | 72 |
| Transaction Date | 2001-09-26 |
| Transaction Price | $8,725,000 |
| Buyer | KO ROBERT H |
| Seller | GRANITE UPLAND I LLC |
1390 W Foothill Blvd Upland Multifamily Investment
This 72-unit property built in 1984 sits in a neighborhood with 98% occupancy and strong rental demand dynamics. Commercial real estate analysis indicates the area ranks in the top 5% nationally for neighborhood quality within the Riverside-San Bernardino metro.
The property sits in an A-rated neighborhood that ranks 50th among 997 metro neighborhoods, placing it in the top quartile for overall investment quality. With 98% neighborhood-level occupancy and a 97th national percentile ranking for rental share at 71.4%, the area demonstrates robust multifamily demand fundamentals.
Built in 1984, the property is slightly newer than the neighborhood average construction year of 1980, potentially reducing near-term capital expenditure needs compared to older stock. Demographics within a 3-mile radius show a stable tenant base with median household income of $96,625 and forecasted growth to $144,228 by 2028, supporting rental pricing power and lease retention.
The neighborhood benefits from exceptional amenity density, ranking 20th metro-wide for grocery stores with 6.82 per square mile and 90th nationally for cafe accessibility. Contract rents average $1,755 with 40.8% growth over five years, while home values at $543,477 median reinforce rental demand by keeping ownership costs elevated relative to renter alternatives.
Population projections indicate 5.1% growth through 2028 with household formation expanding 35.2%, creating a larger tenant pool. The current rent-to-income ratio of 24% suggests manageable affordability for the existing renter base, though operators should monitor this metric as rents continue advancing.
The neighborhood demonstrates strong safety metrics with violent crime rates ranking 12th among 997 metro neighborhoods, placing it in the 98th national percentile. Property crime rates also perform well at the 81st national percentile, though recent increases warrant monitoring as property offense rates rose 690% year-over-year from very low baseline levels.
The overall crime rank of 109th among metro neighborhoods reflects above-average safety conditions that support tenant retention and property values. Violent crime trends show improvement with a 63% decline year-over-year, indicating positive momentum in neighborhood security conditions.
The property benefits from proximity to diversified corporate employment within the Inland Empire, providing workforce housing for regional commuters across logistics, manufacturing, and corporate services.
- Ryder Vehicle Sales — transportation services (6.9 miles)
- Waste Management — environmental services (7.2 miles)
- General Mills — consumer goods (9.9 miles)
- McKesson Medical Surgical — healthcare distribution (10.0 miles)
- United Technologies — aerospace & defense (17.1 miles)
This 72-unit property leverages strong neighborhood fundamentals including 98% occupancy, top-quartile metro ranking, and 35% projected household growth through 2028. The 1984 construction vintage aligns with neighborhood norms while potentially offering value-add renovation opportunities. According to CRE market data from WDSuite, the area's 97th percentile rental share and median income growth from $96,625 to a projected $144,228 support sustained rental demand.
The location benefits from exceptional amenity access and elevated home values that reinforce renter reliance on multifamily housing. Current rent-to-income ratios at 24% provide manageable affordability, though operators should prepare for potential pressure as rents continue advancing faster than income growth in this appreciating submarket.
- Top 5% neighborhood ranking with 98% occupancy supporting stable cash flows
- 35% projected household growth through 2028 expanding the tenant pool
- 49% projected median income growth supporting rental pricing power
- 1984 vintage potentially offering value-add renovation upside
- Risk: Accelerating rent growth may pressure affordability and require active lease management