| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Good |
| Demographics | 24th | Poor |
| Amenities | 27th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 450 E 7th St, Upland, CA, 91786, US |
| Region / Metro | Upland |
| Year of Construction | 1985 |
| Units | 32 |
| Transaction Date | 2002-11-08 |
| Transaction Price | $2,170,000 |
| Buyer | LIU WAI MIN |
| Seller | CHANG HOWARD H |
450 E 7th St Upland 32-Unit Multifamily Value-Add
Neighborhood fundamentals show a 94.2% occupancy rate and a renter-occupied concentration around half of housing units, supporting demand resilience in this Urban Core pocket, according to WDSuite s CRE market data. These are neighborhood-level metrics, not property performance, but they indicate stable renter depth for a 1985-built asset.
The property sits in Upland s Urban Core with a C+ neighborhood rating. Neighborhood occupancy of 94.2% suggests steady leasing conditions, and the renter-occupied share of housing units (53.3%) points to a sizable tenant base. Median contract rents in the neighborhood sit in the top quintile nationally, while the area s rent-to-income ratio indicates manageable, but watch-worthy, affordability pressure for lease management.
Amenity access is mixed. Grocery options test in the top quartile nationally, and restaurant density ranks competitively as well, but parks, pharmacies, and cafes are sparse within the immediate neighborhood. For investors, this combination can still support day-to-day convenience while limiting some lifestyle-driven premium capture versus stronger amenity clusters elsewhere in the Riverside San Bernardino Ontario metro (measured against 997 metro neighborhoods).
The average neighborhood construction year is 1988; this asset s 1985 vintage is slightly older, which may warrant targeted capital planning and creates practical value-add pathways (interiors, common areas, systems) to differentiate against nearby 1980s stock. School ratings average near the lower tier nationally, which can temper family-oriented demand premiums, though multifamily needs are still supported by the neighborhood s renter concentration.
Demographic statistics are aggregated within a 3-mile radius. Over the last five years, population edged up modestly while household size increased slightly; looking ahead, forecasts show household counts rising even as total population is projected to drift lower, implying smaller household sizes and a potential shift toward more rental households. Household incomes have trended higher, which can underpin rent growth and retention strategies when balanced against price sensitivity. Elevated home values relative to incomes (high national percentile) characterize a high-cost ownership market, which typically sustains reliance on multifamily rentals.
Safety indicators are mixed and should be reviewed in context. Overall crime levels sit below the national median (around the 40th percentile nationwide) and track below the metro median among 997 Riverside San Bernardino Ontario neighborhoods. Violent offense measures are comparatively stronger, testing above the national median (around the 61st percentile) and competitive among the metro s neighborhoods.
Property offenses show a recent uptick year over year, signaling a potential monitoring item for operations and security budgeting rather than a definitive long-term trend. As with any Urban Core location, block-by-block conditions can vary; investors typically underwrite with prudent lighting, access control, and resident engagement to support retention.
Proximity to regional corporate operations supports a broad renter base and commute convenience, notably in environmental services, logistics, food manufacturing, healthcare distribution, energy, and utilities from the following employers.
- Waste Management environmental services (6.35 miles)
- Ryder Vehicle Sales logistics & vehicle services (6.96 miles)
- General Mills food manufacturing offices (7.81 miles)
- Mckesson Medical Surgical healthcare distribution (8.87 miles)
- Kinder Morgan energy infrastructure offices (15.97 miles)
- United Technologies diversified industrial offices (17.36 miles)
- Chevron energy offices (22.01 miles)
- Edison International utility services (25.06 miles) HQ
This 32-unit, 1985-vintage asset aligns with a renter-driven Urban Core submarket where neighborhood occupancy is about 94% and more than half of housing units are renter-occupied. According to CRE market data from WDSuite, neighborhood rents benchmark in higher national percentiles while ownership costs remain elevated relative to incomes, a combination that typically sustains multifamily demand. The slightly older vintage versus the area s late-1980s average introduces practical value-add levers, especially in interiors and common-area modernization, to enhance competitiveness.
Within a 3-mile radius, recent population trends are stable to modestly positive and forecasts indicate rising household counts alongside smaller household sizes, which can expand the renter pool even if overall population growth moderates. Amenity access favors daily needs (notably groceries and restaurants) but remains thinner for parks, pharmacies, and cafes, suggesting measured rent premiums and the importance of operational focus on retention. Safety indicators are mixed with stronger relative performance on violent offenses but a recent uptick in property offenses, warranting routine security diligence.
- Renter-driven neighborhood with occupancy around the mid-90s supporting lease stability
- Elevated ownership costs reinforce reliance on rentals and pricing power
- 1985 vintage offers actionable value-add via targeted renovations and systems updates
- 3-mile outlook points to more households and smaller sizes, aiding renter pool depth
- Risks: thinner park/pharmacy/cafe access and recent property offense uptick require operational focus