| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Best |
| Demographics | 40th | Good |
| Amenities | 65th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1580 W 8th St, Upland, CA, 91786, US |
| Region / Metro | Upland |
| Year of Construction | 1976 |
| Units | 40 |
| Transaction Date | 2013-09-04 |
| Transaction Price | $42,000,000 |
| Buyer | MG STONERIDGE VILLAGE GROVE LLC |
| Seller | GRANITE SR WOODLANE LLC |
1580 W 8th St Upland Multifamily Investment
Renter-occupied housing is prevalent in the surrounding neighborhood, supporting a deeper tenant base and steady leasing, according to WDSuite’s CRE market data. Elevated ownership costs nearby further sustain multifamily demand compared with for-sale alternatives.
Located in Upland’s Urban Core (San Bernardino County), the neighborhood scores an A and ranks 120 out of 997 metro neighborhoods, indicating competitive positioning among Inland Empire submarkets for multifamily investors. Neighborhood metrics, not property-level data, point to consistent occupancy and a sizable renter base, which can translate to stable leasing conditions.
Daily-needs access is a strength: grocery and restaurant density ranks near the top of the metro and sits in the top national percentiles, while pharmacies are also well represented. However, measured amenities show limited parks and formal childcare within the immediate neighborhood, so investors should underwrite family-oriented demand with that context in mind. School rating data is limited, and diligence on specific attendance zones remains prudent.
Rental pricing in the neighborhood tests above national norms (top decile nationally by median contract rent), and home values also place in a high national percentile. This high-cost ownership market tends to reinforce renter reliance on multifamily housing, supporting retention and pricing power when assets are maintained and well-amenitized.
Tenure patterns indicate a high share of housing units that are renter-occupied in the neighborhood, signaling depth in the tenant pool. Within a 3-mile radius, demographics show steady population and income gains historically, with forecasts pointing to additional population growth and an increase in households over the next five years — a setup that generally supports renter pool expansion and occupancy stability.
Vintage context: the average neighborhood construction year trends early-1970s, and the subject’s 1976 vintage is slightly newer than that average. For investors, that can offer relative competitiveness versus older stock, while still warranting capital planning for aging systems or selective repositioning to meet current renter expectations.
Neighborhood safety indicators are mixed and should be evaluated comparatively across the metro. The overall crime rank sits near the metro midpoint (577 out of 997), suggesting performance close to broader regional norms rather than an outlier in either direction.
Nationally, the neighborhood compares favorably on severity measures: both property and violent offense rates sit in higher national percentiles (safer relative to many U.S. neighborhoods). Recent year-over-year changes show some volatility, so prudent underwriting would incorporate trend monitoring and property-level mitigation (lighting, access control) consistent with standard multifamily risk management.
Proximity to logistics, waste services, and food and medical distribution employers supports a broad workforce renter base and commute convenience for residents. Nearby employment nodes include Ryder Vehicle Sales, Waste Management, McKesson Medical-Surgical, General Mills, and United Technologies.
- Ryder Vehicle Sales — transportation & fleet services (5.9 miles)
- Waste Management — environmental services (6.1 miles)
- McKesson Medical-Surgical — healthcare distribution (9.0 miles)
- General Mills — food manufacturing & distribution (9.6 miles)
- United Technologies — aerospace & industrial offices (16.2 miles)
This 40-unit, 1976-vintage asset sits in an A-rated neighborhood with strong daily-needs access and a high share of renter-occupied housing, supporting a durable tenant base. Elevated home values in the area sustain rental demand relative to ownership, and, according to CRE market data from WDSuite, neighborhood occupancy trends in the low-90s have been broadly stable — a constructive backdrop for income durability when paired with active management.
The vintage is slightly newer than the neighborhood average, which can enhance competitive positioning versus older stock; targeted system upgrades and selective renovations can unlock value-add potential and help capture pricing power supported by strong grocery/restaurant access and workforce-proximate employment nodes. Forward-looking demographics within a 3-mile radius point to population growth and more households, adding support for renter pool expansion and lease-up resilience.
- A-rated, competitively ranked neighborhood among 997 metro areas with strong daily-needs access
- High renter-occupied share supports depth of tenant base and occupancy stability
- 1976 vintage offers value-add potential via targeted system updates and unit renovations
- Elevated home values reinforce reliance on multifamily housing, aiding pricing power
- Risks: limited parks/childcare amenities and mixed crime trend signals warrant active management and underwriting cushions