| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Good |
| Demographics | 47th | Good |
| Amenities | 59th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 569 E 11th St, Upland, CA, 91786, US |
| Region / Metro | Upland |
| Year of Construction | 1989 |
| Units | 28 |
| Transaction Date | 2003-04-01 |
| Transaction Price | $2,600,000 |
| Buyer | PROVIDENT REALTY HILLCREST LLC |
| Seller | MIMAKI GEORGE H |
569 E 11th St Upland Multifamily Investment
Neighborhood occupancy remains high and renter demand is supported by a sizable tenant base, according to WDSuite’s CRE market data. Stability at the neighborhood level positions a 28-unit asset for consistent leasing in Upland’s inner-suburban setting.
The property sits in an Inner Suburb of the Riverside–San Bernardino–Ontario metro with an A- neighborhood rating. At rank 230 out of 997 neighborhoods, this area is in the top quartile among metro peers, signaling competitive fundamentals for multifamily investors based on WDSuite’s CRE market data.
Neighborhood occupancy is approximately 98.4% with a positive five-year trend, indicating durable demand and supporting leasing stability. Renter concentration is about 60% of housing units, which suggests meaningful depth in the renter-occupied segment and a broader tenant pool for mid-sized assets.
Daily needs are convenient: restaurant density is strong (high among metro areas and above most neighborhoods nationwide), grocery access is healthy, and pharmacies rank near the top nationally. By contrast, café and park coverage is limited, which may modestly reduce lifestyle appeal for some residents, but is unlikely to materially impact workforce-driven demand.
Home values are elevated relative to many U.S. neighborhoods, and value-to-income ratios are higher than average, which tends to sustain reliance on rental housing and can support pricing power. At the same time, rent-to-income levels in the neighborhood remain comparatively moderate, a dynamic that can aid retention and reduce turnover risk as operators manage lease renewals.
Within a 3-mile radius, recent population growth has been modest while household counts have been relatively flat, pointing to steady near-term demand. Forward-looking estimates show potential for smaller household sizes and an increase in households even if population growth softens, which would expand the renter pool and reinforce occupancy stability for well-located multifamily assets.
Comparable neighborhood safety data suitable for ranking was not available in WDSuite’s dataset for this location, so investors should avoid block-level assumptions. A prudent approach is to benchmark multiple sources (city reports, police blotters, and insurance or lender diligence) and monitor multi-year trends rather than a single snapshot.
From an investment perspective, the area’s overall A- neighborhood rating and high occupancy suggest consistent housing demand, but they are not substitutes for safety due diligence. Compare trends to the broader Riverside–San Bernardino–Ontario metro to contextualize any on-the-ground findings.
The nearby employment base includes logistics, industrial, and consumer goods operations that support commute convenience and steady renter demand. Key employers in the area include Waste Management, Ryder Vehicle Sales, General Mills, McKesson Medical Surgical, and Edison International.
- Waste Management — environmental services (7.4 miles)
- Ryder Vehicle Sales — transportation & fleet (7.8 miles)
- General Mills — consumer goods (8.4 miles)
- Mckesson Medical Surgical — healthcare distribution (9.9 miles)
- Edison International — utilities (25.3 miles) — HQ
Built in 1989, this 28-unit asset offers a relative age advantage versus older neighborhood stock, supporting competitive positioning while leaving room for targeted modernization to enhance rents and retention. Neighborhood fundamentals are strong: occupancy is high with a multi-year uptick, renter concentration is substantial, and elevated ownership costs in the area typically sustain reliance on multifamily housing. According to CRE market data from WDSuite, local rents and incomes have trended upward, reinforcing the case for stable operations with disciplined lease management.
Within a 3-mile radius, recent growth has been steady and forecasts indicate smaller household sizes alongside an increase in households, which can expand the tenant base even if population growth moderates. Operators should weigh schools that trend below national norms and selectively address 1980s-vintage systems as part of capital planning to protect occupancy and pricing power.
- High neighborhood occupancy and sizable renter-occupied base support leasing stability
- 1989 vintage offers competitive positioning with value-add/modernization potential
- Elevated ownership costs reinforce renter demand and can support pricing power
- Risks: below-average school ratings and limited parks/cafés; plan capex for aging systems