| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 86th | Best |
| Demographics | 46th | Good |
| Amenities | 70th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5464 W Homecoming Cir, Eastvale, CA, 91752, US |
| Region / Metro | Eastvale |
| Year of Construction | 2005 |
| Units | 24 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
5464 W Homecoming Cir Eastvale Multifamily Investment
Neighborhood occupancy is strong and renter demand is supported by high household incomes, according to WDSuite’s CRE market data. This location offers stability within the Riverside–San Bernardino–Ontario metro while keeping rent-to-income levels manageable for lease retention.
Located in suburban Eastvale, the property sits in a neighborhood rated A and ranked 49th among 997 metro neighborhoods, indicating competitive fundamentals relative to the Riverside–San Bernardino–Ontario area. Amenity access is solid — amenities rank within the top quartile among 997 metro neighborhoods and grocery, restaurants, parks, and pharmacies trend above national norms, supporting daily convenience and resident retention.
For investors evaluating demand, the neighborhood s renter-occupied share is 41.6%, indicating a sizeable multifamily tenant base, and neighborhood occupancy is in the upper tier nationally. Median contract rents in the area are elevated for the region, yet the neighborhood s rent-to-income ratio of 0.18 suggests manageable affordability pressures that can support pricing without overextending tenants.
Within a 3-mile radius, demographics point to growth: population expanded over the last five years and is projected to increase further, with households expected to rise meaningfully by 2028. This combination of population growth and a larger household count signals a broader renter pool and supports occupancy stability and leasing velocity. Median household incomes are high and rising in the 3-mile area, which helps underpin consistent rent collections and reduces turnover risk.
Vintage and competitive positioning matter: the property was built in 2005, near the neighborhood s average construction year of 2006. Investors should plan for selective modernization to maintain competitive appeal versus newer stock while capturing value-add upside where finishes and systems merit upgrades. School ratings trail national averages in this neighborhood; while not a direct proxy for rental performance, this may inform tenant mix and marketing strategy. Overall housing measures rank above many metro peers, and neighborhood housing quality sits in the upper percentiles nationally, supporting long-term renter appeal.
Safety metrics for the neighborhood are mixed compared with national benchmarks. Overall crime stands near the metro median among 997 neighborhoods. Nationally, violent offense measures sit below the median, and property offense measures are weaker relative to many U.S. neighborhoods; however, both categories show improvement trends, which can support resident retention over time.
According to WDSuite s CRE market data, estimated violent offense rates declined by 36.1% year over year, and estimated property offense rates declined by 24.8% year over year. Investors should track whether these favorable trends persist while aligning onsite management and security practices with resident expectations for a suburban asset.
Nearby employers provide a diverse employment base that supports workforce housing demand and commute convenience for residents, including General Mills, McKesson Medical Surgical, Waste Management, Ryder Vehicle Sales, and Kinder Morgan.
- General Mills corporate offices (2.7 miles)
- Mckesson Medical Surgical corporate offices (7.2 miles)
- Waste Management corporate offices (7.8 miles)
- Ryder Vehicle Sales corporate offices (10.7 miles)
- Kinder Morgan corporate offices (11.6 miles)
5464 W Homecoming Cir offers a 24-unit suburban position with strong neighborhood occupancy and a sizable renter base, supported by high local incomes and elevated but sustainable rent levels. According to CRE market data from WDSuite, the neighborhood s occupancy trends are in the upper tier nationally, and rent-to-income levels indicate room to sustain rents while managing retention. Median home values are high for the region, which tends to reinforce reliance on multifamily housing and supports pricing power without overextending tenants.
Built in 2005, the asset sits just slightly older than the neighborhood average vintage (2006), pointing to targeted value-add opportunities in finishes and common areas to remain competitive versus newer supply. Within a 3-mile radius, population and household growth, alongside rising incomes and projected rent gains, suggest a growing tenant base that can support stable leasing over the hold period. Key risks to monitor include below-average national school ratings and property-crime measures that, while improving, warrant continued operational attention.
- Strong neighborhood occupancy and high-income tenant base support rent durability
- 2005 vintage enables targeted renovations for value-add upside
- 3-mile population and household growth expand the renter pool and leasing stability
- Elevated ownership costs in the area help sustain multifamily demand and pricing power
- Risks: weaker national school ratings and property-crime metrics require proactive management