| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 43rd | Good |
| Amenities | 95th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 330 Amber Ct, Upland, CA, 91786, US |
| Region / Metro | Upland |
| Year of Construction | 1975 |
| Units | 23 |
| Transaction Date | 2022-04-04 |
| Transaction Price | $6,700,000 |
| Buyer | STANLEY A SIROTT TRUST |
| Seller | HAMED MOGHAREBI LIVING TRUST |
330 Amber Ct, Upland CA Multifamily Investment
Neighborhood fundamentals point to durable renter demand and high occupancy, according to WDSuite’s CRE market data. With a 1975 vintage and mid-sized scale, the asset aligns with an urban core submarket that has shown steady rent momentum.
The property sits in an Urban Core neighborhood rated A+ and ranked 24 out of 997 within the Riverside–San Bernardino–Ontario metro, placing it well above the metro median. Amenity access is a clear strength: grocery and restaurant density rank near the top of the metro and are in the upper national percentiles, supporting day-to-day convenience and leasing appeal.
Local renter demand indicators are solid. The neighborhood’s housing stock is 73% renter-occupied, signaling a deep tenant base and supporting ongoing absorption and retention. Neighborhood occupancy is high and stable, reinforcing the case for income durability rather than heavy lease-up risk.
Construction patterns skew older in this pocket (average 1970), and a 1975 vintage positions the asset slightly newer than the area norm. For investors, that can mean competitive positioning versus older stock while still planning for targeted system upgrades or value-add renovations to drive NOI.
Within a 3-mile radius, population has grown modestly in recent years, and households are projected to increase substantially by 2028, indicating a larger renter pool over time. Median incomes have risen and are forecast to grow further, which supports rent levels and reduces lease-downside risk. The average school rating around 3.33 out of 5 and strong access to parks, pharmacies, and childcare suggest balanced livability. Elevated home values in the neighborhood context tend to reinforce reliance on multifamily rentals and can aid pricing power, a theme consistent with broader commercial real estate analysis trends.
Safety signals are mixed and best framed comparatively. The neighborhood’s overall crime rank sits in the lower half of the metro (ranked 641 out of 997 metro neighborhoods), suggesting it is not among the metro’s safer areas. Nationally, composite safety indicators near the midpoint imply conditions that warrant routine risk management rather than extraordinary assumptions.
Property and violent offense rates compare relatively favorably versus many neighborhoods nationwide (upper national percentiles), but recent year-over-year changes have moved higher. Investors should underwrite with prudent security measures and monitor trend direction, focusing on well-lit common areas, access control, and resident engagement to support retention.
Proximity to regional employers supports workforce housing dynamics and commute convenience for residents. Nearby corporate operations include waste services, logistics, consumer goods, and healthcare distribution, which can help stabilize renter demand.
- Waste Management — waste services (7.2 miles)
- Ryder Vehicle Sales — logistics & fleet (7.4 miles)
- General Mills — consumer goods (8.9 miles)
- Mckesson Medical Surgical — healthcare distribution (9.9 miles)
- Kinder Morgan — energy infrastructure (16.7 miles)
- United Technologies — diversified industrial (17.8 miles)
- Chevron — energy (21.5 miles)
- Edison International — utilities (24.6 miles) — HQ
330 Amber Ct is a 23-unit asset with larger-than-typical average unit sizes (~915 sq. ft.), positioned for stable operations in a high-amenity Urban Core pocket of Upland. According to CRE market data from WDSuite, neighborhood occupancy is elevated and renter concentration is substantial, which supports income durability and limits lease-up risk. Elevated neighborhood home values further sustain reliance on multifamily housing, aiding pricing power when paired with strong amenity access.
The 1975 vintage is slightly newer than the neighborhood average and lends itself to targeted value-add—modernizing interiors, building systems, and curb appeal to enhance competitiveness against older stock. Within a 3-mile radius, households are projected to rise meaningfully by 2028 and incomes are expected to grow, expanding the renter pool and supporting rent levels; at the same time, affordability appears manageable (rent-to-income near 0.21), which can help retention. Key underwriting considerations include routine capital planning for an older asset and monitoring safety trend volatility.
- High neighborhood occupancy and deep renter base support leasing stability
- Amenity-rich, A+ rated Urban Core location with strong grocery and dining density
- 1975 vintage offers value-add upside via targeted renovations and system upgrades
- 3-mile radius outlook shows rising households and incomes, expanding the renter pool
- Risks: aging systems and mixed safety trend signals warrant prudent capex and management