| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 43rd | Good |
| Amenities | 95th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 279 W 11th St, Upland, CA, 91786, US |
| Region / Metro | Upland |
| Year of Construction | 1975 |
| Units | 24 |
| Transaction Date | 1994-05-12 |
| Transaction Price | $675,000 |
| Buyer | MAY DOUGLAS E |
| Seller | STATE STREET BANK & TRUST COMPANY |
279 W 11th St, Upland CA — 24-Unit Value-Add Multifamily
Neighborhood fundamentals point to durable renter demand and high occupancy, according to WDSuite’s CRE market data, with amenity access and a deep renter base supporting leasing stability.
The property sits within an A+–rated neighborhood ranked 24th out of 997 in the Riverside–San Bernardino–Ontario metro, a position that signals strong local fundamentals for multifamily investors. Neighborhood-level occupancy is high and stable, supporting consistent cash flow potential at the submarket scale (these metrics describe the neighborhood, not the subject property).
Amenity density is a clear strength. Grocery and restaurant access rank near the top of national comparisons, and pharmacies and parks are also abundant. This concentration of daily-needs retail and services typically underpins leasing velocity and retention for workforce-oriented assets.
Renter-occupied housing accounts for roughly 73% of neighborhood units, indicating a deep tenant base and reinforcing demand for apartment product. Median asking rents are above national norms, while the neighborhood’s rent-to-income profile suggests room for disciplined pricing power and prudent lease management.
Within a 3-mile radius, demographics show a large working-age population and incomes that have risen meaningfully in recent years, with households projected to expand and average household size to trend modestly lower. Together, this points to a broader tenant pool and supports occupancy stability for well-operated assets. Home values are elevated for the region, which tends to sustain reliance on multifamily rentals rather than ownership, an important consideration for long-term demand.
Construction vintage in the neighborhood skews slightly older than average. With a 1975 build, this asset may present value-add or capital planning opportunities to modernize interiors and systems, improving competitive positioning versus newer stock while targeting measurable rent lift upon execution.
Safety indicators are mixed. At the metro level the neighborhood’s crime ranking sits in the lower half (641st of 997), while national comparisons for specific categories are stronger, with violent and property offense rates landing in higher national percentiles, indicating comparatively safer outcomes than many U.S. neighborhoods. Recent year-over-year changes have shown volatility, so investors should monitor trend direction as part of site-level diligence.
As always, safety conditions can vary within small areas and over time. Comparative and time-series reviews, combined with on-the-ground observations, are recommended to gauge tenant retention and leasing risk.
Proximity to diversified employers supports workforce housing demand and commute convenience for residents, including operations in waste services, logistics, consumer goods, and medical distribution.
- Waste Management — waste services (7.2 miles)
- Ryder Vehicle Sales — logistics (7.4 miles)
- General Mills — consumer goods (8.9 miles)
- Mckesson Medical Surgical — medical distribution (9.8 miles)
- Kinder Morgan — energy infrastructure (16.7 miles)
This 24-unit, 1975-vintage asset benefits from strong neighborhood fundamentals: high neighborhood occupancy, a sizable renter-occupied housing share, and top-tier access to daily-needs amenities. According to CRE market data from WDSuite, the surrounding neighborhood posts above-average rent levels and robust amenity scores, factors that typically support leasing stability and pricing discipline relative to metro peers.
Within a 3-mile radius, population is steady, incomes have risen, and households are projected to expand — all conducive to a larger tenant base over time. Elevated local home values point to a high-cost ownership market, which tends to sustain multifamily demand and lease retention for well-managed properties. The 1975 construction suggests potential value-add and capital planning opportunities to improve finishes and systems and to enhance competitive positioning versus newer stock. Key risks include mixed safety signals and the need to underwrite capex with care.
- High neighborhood occupancy and deep renter base support leasing stability
- Amenity-rich location (grocery, restaurants, services) reinforces demand and retention
- Elevated home values sustain reliance on rentals, aiding pricing power
- 1975 vintage offers value-add and system modernization opportunities
- Risks: mixed safety trends and capex requirements warrant careful underwriting