| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 79th | Best |
| Demographics | 26th | Fair |
| Amenities | 58th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 33398 Oak Glen Rd, Yucaipa, CA, 92399, US |
| Region / Metro | Yucaipa |
| Year of Construction | 2008 |
| Units | 120 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
33398 Oak Glen Rd, Yucaipa CA Multifamily Investment
Neighborhood occupancy is strong and the 2008 vintage positions this 120-unit asset competitively versus older local stock, according to WDSuite’s CRE market data.
Located in Yucaipa’s Inner Suburb setting within the Riverside–San Bernardino–Ontario metro, the neighborhood carries an A- rating and ranks 251 out of 997 metro neighborhoods, making it competitive among Inland Empire locations for multifamily investment fundamentals. The area’s neighborhood occupancy is 97.9% (neighborhood metric, not property-specific), supporting expectations for leasing stability.
Amenity access is a relative strength: restaurant density ranks 82 of 997 and pharmacy access ranks 73 of 997, placing both in the top quartile among metro neighborhoods. Grocery access sits competitive as well (363 of 997). However, dedicated park and childcare counts are limited within the immediate neighborhood, which may require investors to emphasize on-site amenities when targeting family renters.
Within a 3-mile radius, demographic patterns show modest population and household expansion over the last five years with rising incomes, indicating a gradually expanding tenant base. Forward-looking estimates point to a broadly stable population with shifts in household composition; taken together, this suggests steady demand for rentals rather than outsized growth, supporting occupancy stability over a longer hold.
Ownership costs benchmark high for the region (home values sit in the upper national percentiles), while the neighborhood rent-to-income ratio remains moderate. For investors, that combination typically supports renter retention and measured pricing power without overextending affordability. The renter-occupied share in the neighborhood is 45.5% of housing units, indicating a meaningful renter concentration and depth of tenant demand for multifamily product.
The property’s 2008 construction is newer than the neighborhood’s average 1980 vintage, suggesting competitive positioning versus older stock. Investors should still plan for mid-life systems and common-area upgrades as part of capital planning, but the relative vintage advantage can aid leasing and reduce near-term deferred maintenance compared with older comparables.
Reported crime trends are generally favorable in context. The neighborhood sits around the middle to slightly better than average nationally (55th percentile for overall crime safety), and both violent and property offense rates have declined year over year. Among 997 neighborhoods in the Riverside–San Bernardino–Ontario metro, recent improvement momentum supports a cautiously positive outlook on safety conditions.
As always, safety can vary block to block and over time; investors should pair these directional metrics with property-level due diligence and daypart observations.
Regional employment is diversified, with several corporate offices within commuting range that can support renter demand and retention for workforce-oriented units. Notable nearby employers include General Mills, Kinder Morgan, McKesson Medical Surgical, Waste Management, and Ryder Vehicle Sales.
- General Mills — corporate offices (15.7 miles)
- Kinder Morgan — corporate offices (16.9 miles)
- General Mills — corporate offices (26.3 miles)
- Mckesson Medical Surgical — corporate offices (34.6 miles)
- Waste Management — corporate offices (35.1 miles)
This 120-unit, 2008-vintage community benefits from strong neighborhood occupancy, a meaningful renter concentration, and positioning in an Inner Suburb that compares well within the Inland Empire. Amenity access is a relative strength (top-quartile restaurants and pharmacies among 997 metro neighborhoods), which helps support leasing velocity. According to CRE market data from WDSuite, ownership costs in the area are elevated relative to national norms while rent-to-income remains moderate, a combination that can reinforce renter reliance on multifamily housing and aid retention.
Within a 3-mile radius, modest trailing growth in population and households and rising incomes point to a steadily expanding tenant base; forward-looking estimates indicate stable population with evolving household composition, which aligns with an underwriting case centered on occupancy stability rather than outsized rent growth. The 2008 construction offers a competitive edge versus older stock, with potential to capture value through targeted, mid-life upgrades instead of heavy repositioning.
- High neighborhood occupancy supports leasing stability (neighborhood metric, not property-specific)
- 2008 vintage competes well versus older local stock; focus on selective mid-life upgrades
- Elevated ownership costs with moderate rent-to-income can aid retention and measured pricing power
- Amenity access (restaurants, pharmacies) supports leasing velocity and daily convenience
- Risk: below-average school ratings and limited parks/childcare may temper family-renter appeal