| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 48th | Good |
| Amenities | 73rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1430 W Foothill Blvd, Upland, CA, 91786, US |
| Region / Metro | Upland |
| Year of Construction | 1978 |
| Units | 72 |
| Transaction Date | 2001-09-26 |
| Transaction Price | $8,725,000 |
| Buyer | KO ROBERT H |
| Seller | GRANITE UPLAND I LLC |
1430 W Foothill Blvd Upland Multifamily Investment
High neighborhood occupancy and a large renter base point to durable leasing fundamentals, according to WDSuite s CRE market data, with location-driven convenience supporting retention and steady demand.
Rated A and ranked 50th of 997 neighborhoods in the Riverside San Bernardino Ontario metro, this Urban Core location is top quartile among metro peers. Amenity access is a local strength: grocery density sits in the upper single-digit percentile nationally, and cafes, parks, and pharmacies track well above the national median, supporting daily-living convenience and competitive positioning for workforce renters.
Neighborhood occupancy is high and renter demand appears deep, with about 71% of housing units renter-occupied. For investors, that renter concentration expands the tenant pool and can support occupancy stability across cycles. Median contract rents in the neighborhood sit in the upper tier nationally, which suggests pricing power, while a moderate rent-to-income profile implies lease management should balance growth with affordability pressure to sustain retention.
Within a 3-mile radius, recent trends show a modest population dip but forecasts call for a return to growth by 2028 alongside an increase in households, indicating a larger tenant base ahead. Income levels have been rising and are projected to continue advancing, which typically supports rent collections and reduces turnover risk as the renter pool skews toward higher-earning households.
The property s 1978 vintage is slightly older than the neighborhood s average construction year (1980). That age profile may call for targeted capital planning and offers value-add or renovation upside to elevate unit finishes and improve operational competitiveness against newer supply.
Considerations: average school ratings trend below the national median and childcare options in the immediate neighborhood are limited, which may soften appeal for some family renters. Even so, strong amenity access, tight occupancy, and proximity to employment corridors keep this submarket competitive among Riverside San Bernardino neighborhoods.
Safety indicators are comparatively favorable versus national benchmarks, with the neighborhood landing in a higher national percentile for overall safety. It also ranks in the top quartile among 997 metro neighborhoods, signaling relatively lower incident rates compared with much of the Riverside San Bernardino Ontario metro.
Violent-offense measures are especially strong, scoring in the uppermost national percentiles and improving year over year. Property-related incidents, however, show a recent uptick on a one-year basis despite still benchmarking better than many neighborhoods nationwide. Investors should underwrite with standard security and lighting enhancements and monitor local trendlines rather than relying on block-level assumptions.
Nearby corporate nodes provide a diverse employment base that supports renter demand and commute convenience for workforce tenants. The list below highlights major employers within a practical drive of the property.
- Ryder Vehicle Sales transportation & fleet services (6.8 miles)
- Waste Management environmental services (7.1 miles)
- Mckesson Medical Surgical healthcare distribution (10.0 miles)
- General Mills food manufacturing offices (10.0 miles)
- Edison International utilities (23.4 miles) HQ
This 72-unit asset at 1430 W Foothill Blvd benefits from tight neighborhood occupancy, a high share of renter-occupied housing, and strong daily-needs accessibility. According to CRE market data from WDSuite, the area ranks among the metro s stronger neighborhoods, with grocery, park, and pharmacy access benchmarking well above national medians factors that tend to support leasing velocity and retention. Elevated ownership costs in the surrounding market further reinforce reliance on rental housing, underpinning demand for well-managed multifamily.
Constructed in 1978, the property presents value-add or capital planning angles to enhance competitive standing versus newer stock. Forward-looking demographics within a 3-mile radius point to renewed population growth and more households by 2028, indicating a larger tenant base ahead. Key risks to monitor include below-median school ratings, limited nearby childcare, and a recent uptick in property-related incidents despite strong violent-crime comparisons; underwriting should incorporate prudent reserves and operational measures.
- High neighborhood occupancy and deep renter pool support stable leasing
- Strong amenity access (groceries, parks, pharmacies) aids retention and absorption
- 1978 vintage offers value-add potential with targeted renovations and systems upgrades
- Ownership costs in the area reinforce reliance on rental housing, supporting pricing power
- Risks: below-median school ratings, limited childcare, and recent property-crime uptick warrant active management