| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 78th | Best |
| Demographics | 32nd | Fair |
| Amenities | 35th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4482 Village Dr, Chino Hills, CA, 91709, US |
| Region / Metro | Chino Hills |
| Year of Construction | 1989 |
| Units | 52 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4482 Village Dr Chino Hills Multifamily Investment
This 52-unit property built in 1989 benefits from Chino Hills' strong rental demand dynamics, with neighborhood occupancy rates at 97.1% and rent levels supporting stable cash flows according to CRE market data from WDSuite.
The Chino Hills submarket demonstrates solid fundamentals for multifamily investors, with neighborhood-level occupancy at 97.1% ranking in the 84th percentile nationally. At $2,156 median contract rent, the area commands premium pricing while maintaining strong absorption, reflecting sustained tenant demand in this inner suburb location.
Built in 1989, this property aligns with the neighborhood's average construction year of 1997, positioning it for potential value-add opportunities through targeted capital improvements. The area's rental housing stock represents 57.9% of total units, ranking in the 93rd percentile nationally and indicating robust rental market depth that supports occupancy stability and lease renewal rates.
Demographics within a 3-mile radius show a stable tenant base with median household income of $105,242 and population growth of 1.7% over the past five years. Forecasted household growth of 25.7% through 2028 suggests expanding renter demand, while the current rent-to-income ratio of 0.37 indicates manageable affordability levels that support tenant retention and renewal activity.
The neighborhood rates B overall among 997 metro neighborhoods, with particularly strong housing fundamentals ranking in the 86th percentile nationally. Average NOI per unit of $9,611 in the area ranks in the 77th percentile, demonstrating the submarket's ability to generate competitive returns for multifamily properties.
Safety metrics for the neighborhood show moderate performance relative to the broader Riverside-San Bernardino metro area. Property crime rates of 422 incidents per 100,000 residents rank 546th among 997 metro neighborhoods, placing it near the middle of the regional distribution and in the 41st percentile nationally.
Violent crime remains relatively contained at 24 incidents per 100,000 residents, ranking 417th among metro neighborhoods and in the 55th percentile compared to neighborhoods nationwide. Both property and violent crime rates have declined over the past year by 18.2% and 12.3% respectively, indicating improving safety trends that can support tenant retention and property values.
The Chino Hills area benefits from proximity to established corporate employers that provide workforce housing demand, with several major companies within a reasonable commuting distance supporting tenant stability.
- Waste Management — waste services (2.0 miles)
- Mckesson Medical Surgical — healthcare distribution (2.4 miles)
- Ryder Vehicle Sales — transportation services (3.2 miles)
- United Technologies — aerospace & defense (10.0 miles)
- General Mills — consumer goods (10.4 miles)
This 52-unit property presents a compelling value-add opportunity in a market demonstrating strong rental fundamentals. The 1989 construction year positions the asset for strategic capital improvements while benefiting from Chino Hills' exceptional occupancy rates of 97.1% and premium rent levels. Commercial real estate analysis indicates the neighborhood's B rating reflects balanced fundamentals across housing, demographics, and local amenities that support long-term tenant demand.
Demographic projections within the 3-mile radius show household growth of 25.7% through 2028, expanding the potential tenant base while median income levels at $105,242 support current rent structures. The area's 57.9% rental tenure share ranks in the 93rd percentile nationally, indicating deep rental market penetration that reduces competition from ownership options and supports occupancy stability.
- High occupancy environment with neighborhood rates at 97.1% supporting stable cash flows
- Value-add potential through targeted improvements to 1989-vintage property
- Growing household base with 25.7% projected growth through 2028
- Premium rent levels at $2,156 median with manageable affordability ratios
- Risk consideration: Monitor capital expenditure needs given property age and potential renovation requirements