| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Good |
| Demographics | 50th | Good |
| Amenities | 88th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 531 E 13th St, Upland, CA, 91786, US |
| Region / Metro | Upland |
| Year of Construction | 1985 |
| Units | 108 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
531 E 13th St Upland Multifamily With Stable Demand
High neighborhood occupancy and a high-cost ownership market point to durable renter demand, according to WDSuite’s CRE market data. Investor focus here is on retention and steady leasing rather than outsized growth assumptions.
Located in Upland within the Riverside–San Bernardino–Ontario metro, the neighborhood holds an A rating and ranks 56 out of 997 metro neighborhoods—firmly top quartile among local peers. Neighborhood occupancy is strong by national standards (top decile), supporting income stability at the asset level; these figures reflect neighborhood conditions, not the property.
Daily-life amenities skew favorable for renters: restaurants and pharmacies index high (both above the 90th national percentile), grocery access is also strong (mid-80s percentile), and park access trends above average. Cafe density is limited, but childcare availability is robust (around the 90th percentile). Average school ratings sit modestly above national norms (about the 60th percentile), providing a balanced family appeal without relying on premium school pricing.
Ownership costs trend elevated for the area (home values around the mid-$500Ks and in the mid-80s national percentile), which typically sustains reliance on multifamily housing. With neighborhood rent-to-income around the mid-teens, pricing power exists but should be managed thoughtfully to avoid affordability pressure and protect lease retention.
Within a 3-mile radius, population grew slightly in recent years while households dipped, and forecasts point to modest population softening alongside an increase in total households and smaller average household sizes. For investors, that mix suggests a stable—and potentially diversifying—tenant base, with a renter-occupied share near four in ten units today supporting demand depth for conventional multifamily.
Neighborhood safety indicators compare favorably both locally and nationally. The area ranks well within the safer cohort among 997 metro neighborhoods, and national percentiles indicate comparatively lower violent and property offense rates than many U.S. neighborhoods. Recent trend signals are mixed—violent incidents have eased while property-related reports rose year over year—so investors should underwrite consistent, property-level security and monitoring. These figures are neighborhood-level, not block-specific.
The employment base nearby is anchored by logistics, manufacturing, and business services, supporting workforce housing demand and commute convenience for renters. Key employers within a short drive include Waste Management, Ryder Vehicle Sales, General Mills, McKesson Medical Surgical, and Kinder Morgan.
- Waste Management — environmental services (7.9 miles)
- Ryder Vehicle Sales — transportation & fleet services (8.2 miles)
- General Mills — food manufacturing (8.7 miles)
- Mckesson Medical Surgical — healthcare distribution (10.4 miles)
- Kinder Morgan — energy infrastructure (16.1 miles)
This 108-unit asset benefits from a top-quartile neighborhood within the Inland Empire, where occupancy remains high and amenity access is well-rounded. Elevated home values in the submarket reinforce renter reliance on multifamily, while restaurants, groceries, parks, and pharmacies rank above national norms—factors that typically support retention and leasing velocity.
Based on CRE market data from WDSuite, neighborhood occupancy trends are strong versus national benchmarks, and the 3-mile area shows a gradual shift toward smaller households, suggesting a stable tenant base even as population growth moderates. Underwriting should prioritize steady operations and prudent rent management to balance pricing power with affordability and sustain long-term performance.
- Top-quartile neighborhood ranking among 997 metro peers supports durable occupancy
- Elevated ownership costs bolster multifamily demand and lease retention potential
- Amenity access (food, grocery, parks, pharmacies) compares favorably nationally
- 3-mile trends toward smaller households indicate a stable, diversified renter pool
- Risk: mixed safety trends and moderate affordability pressure warrant conservative rent growth assumptions