| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Best |
| Demographics | 40th | Good |
| Amenities | 65th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 276 S Benson Ave, Upland, CA, 91786, US |
| Region / Metro | Upland |
| Year of Construction | 1973 |
| Units | 72 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
276 S Benson Ave, Upland CA Multifamily Investment
Renter demand is supported by a high neighborhood renter-occupied share and above-median occupancy, according to WDSuite’s CRE market data. For investors, the combination suggests depth of the tenant base and potential for steady leasing in Upland.
Rated A and ranked 120 out of 997 neighborhoods in the Riverside–San Bernardino–Ontario metro, the location is competitive among metro peers. Daily-needs access is a clear strength: grocery density sits among the strongest nationally, with restaurants and cafes also testing the top percentiles, which tends to support convenience-driven renter retention.
Neighborhood occupancy is above the national median, reinforcing baseline stability for multifamily operators. The share of housing units that are renter-occupied is very high (near the top nationally), indicating a deep tenant base that can support absorption and ongoing leasing activity. Median contract rents in the neighborhood trend on the higher side compared with national norms, consistent with Inland Empire demand drivers.
Within a 3-mile radius, demographics show a stable population with projections pointing to population growth and an increase in households by the mid-term forecast horizon, contributing to renter pool expansion. Income distribution is diversifying toward higher-earning cohorts, which can aid collections and modest pricing power, though operators should remain attentive to rent-to-income headwinds when managing renewals.
Ownership costs in the area are elevated relative to incomes (high value-to-income ratios nationally), which typically sustains reliance on rental housing and supports lease retention. Counterbalancing factors include limited nearby parks and childcare options relative to other neighborhoods in the metro, and average school ratings, which may influence family-oriented renter segments.
Safety signals are mixed and should be monitored. The neighborhood’s overall crime rank sits around the middle of the pack locally (ranked 577 among 997 metro neighborhoods), while current estimated violent and property offense rates compare favorably versus many neighborhoods nationwide (top quintile). Recent year-over-year changes indicate an uptick in reported rates, suggesting investors should plan for prudent security measures and ongoing trend review rather than relying solely on point-in-time readings.
The area draws from a diversified logistics, industrial, and corporate services base that supports workforce housing demand and commute convenience. Nearby employers include Ryder Vehicle Sales, Waste Management, McKesson Medical-Surgical, General Mills, and United Technologies.
- Ryder Vehicle Sales — transportation/logistics (5.8 miles)
- Waste Management — environmental services (6.1 miles)
- Mckesson Medical Surgical — medical distribution (8.9 miles)
- General Mills — food manufacturing (9.6 miles)
- United Technologies — aerospace/industrial offices (16.1 miles)
This 72-unit property sits in a metro-competitive neighborhood where occupancy runs above the national median and the renter-occupied share is among the highest nationwide, supporting a large and steady tenant base. High grocery, restaurant, and cafe density enhances livability, which can aid retention and reduce leasing friction. Elevated ownership costs in the surrounding area reinforce reliance on multifamily, while 3-mile demographics point to gradual population growth and increasing households that expand the renter pool.
According to CRE market data from WDSuite, neighborhood median rents are on the higher side nationally, aligning with Inland Empire demand. That backdrop supports revenue durability, but operators should account for affordability pressure in lease management and keep an eye on safety trends that have recently ticked up from prior-year levels. Overall, the mix of strong renter fundamentals and daily-needs accessibility presents a pragmatic long-term hold or value-forward operations thesis.
- High renter-occupied share supports depth of demand and occupancy stability
- Above-median neighborhood occupancy with strong daily-needs access (grocery, restaurants, cafes)
- Elevated ownership costs sustain rental reliance and support retention
- 3-mile outlook indicates population and household growth that expands the renter pool
- Risks: affordability pressure and mixed safety trend require proactive lease and property management