| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 48th | Good |
| Amenities | 73rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1460 W Foothill Blvd, Upland, CA, 91786, US |
| Region / Metro | Upland |
| Year of Construction | 1978 |
| Units | 62 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1460 W Foothill Blvd, Upland CA Multifamily Investment
Neighborhood occupancy is strong and supports stable renter demand, according to WDSuite’s CRE market data, with the Urban Core location offering daily-needs convenience that underpins leasing durability.
Positioned in Upland’s Urban Core, this property benefits from an A-rated neighborhood that is competitive among Riverside–San Bernardino–Ontario submarkets (ranked 50 out of 997 metro neighborhoods). Daily-needs access is a clear strength: grocery options rank near the top of the metro and in the 98th percentile nationally, with cafes and pharmacies also testing in the upper quartiles. These fundamentals typically support day-to-day livability and reduce friction for prospective tenants.
Occupancy at the neighborhood level is high (around 98%), indicating limited vacancy and steady absorption relative to broader national CRE trends, based on WDSuite’s data. Median contract rent trends have outperformed many areas nationally over the last five years, while a rent-to-income ratio near the mid-20% range suggests manageable affordability pressure that can help with lease retention and pricing discipline. The neighborhood’s renter-occupied share ranks in the 97th percentile nationally, pointing to a deep tenant base and durable multifamily demand; note this refers to the share of housing units that are renter-occupied, not property-level occupancy.
Within a 3-mile radius, demographics show a large, diverse renter pool with recent stability and forecasts pointing to population and household growth by 2028. Rising household incomes and projected increases in median contract rent signal support for continued multifamily demand, which can translate to occupancy stability and measured rent growth potential.
Vintage context matters for underwriting. The property was built in 1978, slightly older than the neighborhood’s average construction year (1980). For investors, that typically implies planning for ongoing capital expenditures and selective value-add upgrades to maintain competitive positioning against newer stock while capturing operational efficiencies.
Schools rate below the national median on average, and childcare density is limited in the immediate neighborhood. For investors targeting family renters, these are considerations for marketing, amenity strategy, and unit-mix positioning. Balanced against strong amenity access (groceries, parks, and cafes) and a high renter concentration, the location remains compelling for workforce and convenience-driven renters.
Neighborhood safety indicators compare favorably at a high level: overall crime performance sits above the national average, and violent offense metrics test in the top percentile nationally for safety, according to WDSuite’s data. This positions the area as competitive among Riverside–San Bernardino–Ontario neighborhoods.
That said, recent year-over-year data indicate an uptick in property offenses. Investors should monitor trendlines, collaborate with operators on site-level security best practices, and track local enforcement and community initiatives as part of ongoing risk management. All safety metrics reflect neighborhood conditions rather than property-level incidents.
The employment base nearby blends distribution, logistics, and corporate services, supporting commuter convenience and a steady renter pipeline for workforce housing. The following nearby employers anchor demand within typical leasing radii.
- Ryder Vehicle Sales — logistics & fleet services (6.8 miles)
- Waste Management — environmental services (7.1 miles)
- Mckesson Medical Surgical — healthcare distribution (10.0 miles)
- General Mills — food manufacturing & distribution (10.0 miles)
- United Technologies — aerospace & industrial (17.1 miles)
This 62-unit, 1978-vintage asset sits in an A-rated Urban Core neighborhood where grocery, pharmacy, parks, and cafe access rank well above national norms, reinforcing day-to-day livability. According to CRE market data from WDSuite, neighborhood occupancy is roughly 98%, and the renter-occupied share ranks near the top nationally—signals of a deep tenant base, occupancy stability, and leasing durability. Elevated home values relative to incomes position the area as a high-cost ownership market, which generally sustains multifamily reliance and supports rent levels without overextending typical rent-to-income thresholds cited for retention.
Forward-looking demographics within a 3-mile radius project growth in both population and households by 2028 alongside rising incomes and rents, implying continued depth in the renter pool. Given the 1978 construction year, investors should plan for targeted capital improvements and value-add strategies that maintain competitiveness versus newer stock while leveraging strong neighborhood occupancy and amenity access.
- High neighborhood occupancy and strong renter concentration support stable leasing
- Amenity-rich Urban Core location (groceries, cafes, parks, pharmacies) aids retention
- High-cost ownership market reinforces multifamily demand and pricing power
- 3-mile projections show population and household growth, expanding the renter base
- Risks: older vintage requires capex planning; watch property-crime trendlines and school ratings