| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Good |
| Demographics | 66th | Best |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2419 N Euclid Ave, Upland, CA, 91784, US |
| Region / Metro | Upland |
| Year of Construction | 2013 |
| Units | 76 |
| Transaction Date | 2015-02-27 |
| Transaction Price | $45,756,458 |
| Buyer | Welltower |
| Seller | Oakmont Senior Living |
2419 N Euclid Ave Upland CA Multifamily Investment
Neighborhood occupancy is strong and trending resilient, with elevated home values sustaining renter reliance on multifamily product, according to WDSuite’s CRE market data. Newer construction and an affluent renter pool position this asset for durable retention and measured pricing power.
This suburban pocket of Upland skews quiet and car-oriented, with limited walkable retail and parks inside the immediate neighborhood. Investors should expect residents to rely on nearby corridors for daily needs, which typically favors properties that offer on-site conveniences and parking.
From an income and housing standpoint, the neighborhood benchmarks as affluent and high-cost: median household income sits in the 94th percentile nationally and home values in the 97th percentile. In investor terms, this is a high-cost ownership market that can sustain rental demand and support lease retention for quality multifamily assets.
Occupancy in the neighborhood is in the 90th percentile nationwide and the area ranks near the top of the metro on NOI per unit, signaling stable fundamentals relative to peers. Median contract rents align around the 75th national percentile, indicating room for performance without relying solely on outsized rent growth.
Tenure patterns point to a low renter-occupied share in the neighborhood (about the mid-30s nationally by percentile), which implies a narrower tenant base locally; however, broader demand drivers are supportive. Within a 3-mile radius, demographic data show high incomes today and forecasts call for an increase in households over the next five years, expanding the potential renter pool and supporting occupancy stability. These dynamics are consistent with findings from WDSuite’s commercial real estate analysis.
Vintage matters here: the neighborhood’s average construction year is 1953, making 2419 N Euclid Ave’s 2013 delivery notably newer than local stock. Newer assets typically compete well against older properties while still benefiting from targeted upgrades over time to maintain positioning.
Safety compares favorably. The neighborhood sits in the top quartile among 997 Riverside–San Bernardino–Ontario neighborhoods by crime rank, and its overall safety profile is above national norms (around the upper-middle national percentiles). For investors, this generally supports leasing velocity and retention.
Trend-wise, property offense rates have improved markedly year over year (among the stronger improvements nationally), while violent offense measures sit closer to the national middle. Together, this indicates a stable-to-improving backdrop without ignoring typical metro variability.
Nearby employment centers provide a diversified base that supports renter demand through commute convenience, including logistics, waste services, consumer packaged goods, medical distribution, and energy infrastructure.
- Ryder Vehicle Sales — logistics (10.2 miles)
- Waste Management — waste services (10.5 miles)
- General Mills — consumer packaged goods (11.2 miles)
- Mckesson Medical Surgical — medical distribution (13.2 miles)
- Kinder Morgan — energy infrastructure (17.5 miles)
Built in 2013 with 76 units, this asset is materially newer than the neighborhood’s predominantly mid-century housing stock. That positioning, coupled with a high-income, high-cost ownership context (home values and incomes well above national medians), supports durable multifamily demand and potential retention advantages. Neighborhood occupancy trends remain strong relative to metro and national benchmarks, and median rents track in the upper national quartiles — an environment that can sustain steady operations without outsized concessions. Based on CRE market data from WDSuite, the area also ranks near the top of the metro on NOI per unit, reinforcing operating stability compared with peer submarkets.
Investor considerations include a low renter-occupied share locally, which narrows the immediate tenant base, and limited walkable amenities that make on-site offerings and parking more relevant to leasing. Offsetting this, demographics aggregated within a 3-mile radius point to rising household counts and higher incomes over the next five years, expanding the renter pool and supporting occupancy resilience. Given the newer vintage, near- to medium-term capital needs should be centered on targeted modernization and systems upkeep rather than major repositioning.
- Newer 2013 construction versus 1950s local stock enhances competitive positioning
- High-income, high-cost ownership market supports rental demand and retention
- Strong neighborhood occupancy and top-tier NOI per unit support stable operations
- 3-mile outlook indicates household growth and rising incomes, expanding the renter pool
- Risks: low renter concentration locally and limited walkable amenities may slow lease-up without on-site conveniences