169 North 13th Avenue
Upland, CA 91786
For Sale
6,372 sqft
Sale Price
$2,400,000
Brochure
Property Website
Map
Multifamily For Sale - Available November 2026
Upland 14 Unit | Single Story | Huge Rental Upside
Well-Positioned 14-Unit Upland Asset — Two buildings in the Inland Empire generating a current cap rate of 5.03% with stable in-place income.
36% Rental Upside — A pro forma cap rate of 7.82% is achievable through continued interior and exterior renovations.
Attractive Cost Basis — Equates to $171,429 per unit and approximately $377 per square foot.
Functional Residences — Most units feature fully equipped kitchens with oven ranges, ceiling fans, wall air conditioning and heating, vertical blinds and security screen doors.
Generous Lot — A ±24,000 square-foot lot supports ±6,372 square feet of building area averaging ±455 square feet per unit.
100% 1-Bedroom/1-Bathroom Mix — A uniform floor plan serves a broad renter base of students, professionals, and healthcare workers.
Parking & Setting — On-site parking provides at least one designated space per unit, complemented by a courtyard, mature landscaping, mountain views, and ample street parking.
Outstanding Freeway Connectivity — Close access to the 10 and 210 Freeways places residents’ minutes from Rancho Cucamonga, Claremont and Ontario, approximately 37.4 miles from Downtown Los Angeles.
Proximity to Major Employers — Near San Antonio Regional Hospital, Historic Upland Downtown, Ontario International Airport, Upland Unified School District and Chaffey College.
Metrolink Access — The Upland station on the San Bernardino Line provides direct service to Los Angeles Union Station.
Get in touch
Eric Chen
Lic: 01489184
Blake Torgerson
Lic: 01919955
Mikel Dominguez
Lic: 02189109
CBRE is pleased to exclusively present a well-positioned multifamily investment opportunity at 169 N 13th Avenue in Upland, California, offering stable in-place income and significant rental upside in the sought-after Inland Empire.
Comprising 14 units across two buildings, the property sits minutes from the 10 and 210 Freeways, Historic Downtown Upland, and San Antonio Regional Hospital. At a going-in cost basis of $171,429 per unit, the property presents a current cap rate of 5.03% and a pro forma cap rate of 7.82%, reflecting 36% rental upside available to a new owner.
The two buildings, built in 1947, total ±6,372 square feet on a generous ±24,000 square-foot lot. Every residence is a 1-bedroom/1-bathroom floor plan averaging ±455 square feet, and all units sit at ground level. Most units feature fully equipped kitchens with oven ranges, ceiling fans, wall air conditioning and heating, vertical blinds, security screen doors, and wood-like flooring throughout. Mature landscaping, a courtyard, and lovely mountain views define the grounds, while on-site parking provides at least one designated space per unit, supported by ample street parking.
Situated at the base of the San Gabriel Mountains and approximately 37.4 miles east of Downtown Los Angeles, Upland offers residents a suburban setting with strong regional connectivity. The property sits on the border of Rancho Cucamonga, with the 10 and 210 Freeways close by and Ontario International Airport a short drive away. The Upland Metrolink station on the San Bernardino Line provides direct service to Los Angeles Union Station. Residents also have convenient access to Colonies Crossroads, Montclair Place, Ontario Mills, historic downtown Upland and Claremont Village.
Upland is home to approximately 77,000 residents within San Bernardino County, the largest county in the nation by area, with more than 2.2 million residents. Demand is supported by a diverse employment base anchored by San Antonio Regional Hospital, the Claremont Colleges, Ontario International Airport, Upland Unified School District and Chaffey College. Claremont McKenna College, ranked #3 for best liberal arts colleges in California, sits 2.7 miles away. With an average home value of approximately $787,000, ownership remains out of reach for many households, reinforcing consistent renter demand from students, educators, healthcare workers, and airport employees.
169 N 13th Avenue is a stable income-producing asset in the Inland Empire,
well-positioned for long-term growth and capital appreciation. Whether you are a first-time investor seeking to enter the market, a seasoned investor looking to expand your portfolio, or considering a 1031 Exchange, this property offers exceptional stability and long-term value.
Comprising 14 units across two buildings, the property sits minutes from the 10 and 210 Freeways, Historic Downtown Upland, and San Antonio Regional Hospital. At a going-in cost basis of $171,429 per unit, the property presents a current cap rate of 5.03% and a pro forma cap rate of 7.82%, reflecting 36% rental upside available to a new owner.
The two buildings, built in 1947, total ±6,372 square feet on a generous ±24,000 square-foot lot. Every residence is a 1-bedroom/1-bathroom floor plan averaging ±455 square feet, and all units sit at ground level. Most units feature fully equipped kitchens with oven ranges, ceiling fans, wall air conditioning and heating, vertical blinds, security screen doors, and wood-like flooring throughout. Mature landscaping, a courtyard, and lovely mountain views define the grounds, while on-site parking provides at least one designated space per unit, supported by ample street parking.
Situated at the base of the San Gabriel Mountains and approximately 37.4 miles east of Downtown Los Angeles, Upland offers residents a suburban setting with strong regional connectivity. The property sits on the border of Rancho Cucamonga, with the 10 and 210 Freeways close by and Ontario International Airport a short drive away. The Upland Metrolink station on the San Bernardino Line provides direct service to Los Angeles Union Station. Residents also have convenient access to Colonies Crossroads, Montclair Place, Ontario Mills, historic downtown Upland and Claremont Village.
Upland is home to approximately 77,000 residents within San Bernardino County, the largest county in the nation by area, with more than 2.2 million residents. Demand is supported by a diverse employment base anchored by San Antonio Regional Hospital, the Claremont Colleges, Ontario International Airport, Upland Unified School District and Chaffey College. Claremont McKenna College, ranked #3 for best liberal arts colleges in California, sits 2.7 miles away. With an average home value of approximately $787,000, ownership remains out of reach for many households, reinforcing consistent renter demand from students, educators, healthcare workers, and airport employees.
169 N 13th Avenue is a stable income-producing asset in the Inland Empire,
well-positioned for long-term growth and capital appreciation. Whether you are a first-time investor seeking to enter the market, a seasoned investor looking to expand your portfolio, or considering a 1031 Exchange, this property offers exceptional stability and long-term value.
Covering 20,105 square miles, San Bernardino County is America’s largest county and a diverse public service organization governed by an elected Board of Supervisors and serving a community of nearly 2.2 million residents. San Bernardino County is comprised of more than 40 departments and agencies staffed by more than 25,000 public service professionals providing a wide range of vital services in areas that include public safety, health and human services, economic development, housing, recreation, and culture. San Bernardino County offers a variety of job opportunities in fields such as healthcare, public safety, and technology. Given San Bernardino County’s location and relative housing affordability in Southern California, it has become a substantial supplier of housing and construction-related jobs, which are key employment sectors for the region.
Upland, CA, located in the southern region of San Bernardino County, California, is a vibrant city nestled at the base of the majestic San Gabriel Mountains offering breathtaking scenery and opportunities for outdoor activities, just 37.4 miles east of Los Angeles. With a population of approximately 77,000 residents, Upland boasts a diverse demographic makeup, representing various ethnicities and age groups. Over the years, the city has seen sustained economic growth, particularly in the retail, healthcare, and education sectors. One of the key advantages of Upland is its central location in Southern California, making it an attractive destination for both residents and visitors. Positioned between major metropolitan areas like Los Angeles and San Bernardino, the city enjoys easy accessibility to essential transportation routes, including the 10 and 210 freeways. This strategic location enables seamless connections to neighboring cities and a plethora of attractions. The city is home to several shopping centers, hospitals, and schools, contributing to its overall economic growth and stability. Upland, CA offers a variety of shopping and entertainment options for residents and visitors alike. Beyond its convenient location, Upland offers an array of amenities and entertainment options. Upland is also in close proximity to renowned destinations such as Disneyland and Universal Studios, allowing for memorable day trips and family outings.
Upland, CA, located in the southern region of San Bernardino County, California, is a vibrant city nestled at the base of the majestic San Gabriel Mountains offering breathtaking scenery and opportunities for outdoor activities, just 37.4 miles east of Los Angeles. With a population of approximately 77,000 residents, Upland boasts a diverse demographic makeup, representing various ethnicities and age groups. Over the years, the city has seen sustained economic growth, particularly in the retail, healthcare, and education sectors. One of the key advantages of Upland is its central location in Southern California, making it an attractive destination for both residents and visitors. Positioned between major metropolitan areas like Los Angeles and San Bernardino, the city enjoys easy accessibility to essential transportation routes, including the 10 and 210 freeways. This strategic location enables seamless connections to neighboring cities and a plethora of attractions. The city is home to several shopping centers, hospitals, and schools, contributing to its overall economic growth and stability. Upland, CA offers a variety of shopping and entertainment options for residents and visitors alike. Beyond its convenient location, Upland offers an array of amenities and entertainment options. Upland is also in close proximity to renowned destinations such as Disneyland and Universal Studios, allowing for memorable day trips and family outings.
Total Space Available
6,372 sqft
Sale Price
$2,400,000
Place
Montclair
Retail/Dining
4.3 miles
10 min.
/drive
Colonies Crossraods
Retail/Dining
1.9 miles
5 min.
/drive
San Antonio Regional Hospital
Hospistal
1.3 miles
4 min.
/drive
CommuterRail
Mertrolink Station
1.4 miles
4 min.
/drive
Airport
Ontario International Airport
6.3 miles
10 min.
/drive
Highway
10 Freeway
1 miles
3 min.
/drive
210 Freeway
1.9 miles
5 min.
/drive
Get in touch
Eric Chen
Lic: 01489184
Blake Torgerson
Lic: 01919955
Mikel Dominguez
Lic: 02189109