| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 61st | Fair |
| Demographics | 18th | Poor |
| Amenities | 61st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 190 S Yale St, Hemet, CA, 92544, US |
| Region / Metro | Hemet |
| Year of Construction | 1986 |
| Units | 44 |
| Transaction Date | 2002-06-28 |
| Transaction Price | $1,775,000 |
| Buyer | HOWELL REGINALD |
| Seller | WERNER CHRIS |
190 S Yale St Hemet 44-Unit Multifamily Investment
Renter demand is supported by a high neighborhood renter-occupied share and steady occupancy, according to WDSuite’s CRE market data, positioning this asset for durable leasing in an inner-suburban Riverside County location.
Located in Hemet’s inner-suburban fabric within the Riverside–San Bernardino–Ontario metro (997 neighborhoods), the immediate neighborhood carries a B- rating and has trended toward stability. Neighborhood occupancy is in the high 80s with multi‑year improvement, while renter-occupied housing represents a large share of units, indicating a deeper tenant base and potential for consistent leasing.
Daily-needs access is a relative strength: grocery and pharmacy density ranks in the upper percentiles nationally, and restaurants are plentiful. At the same time, parks and cafes are limited within the neighborhood, which may modestly affect lifestyle appeal versus amenity-rich pockets elsewhere in the metro.
The property’s 1986 vintage is newer than the neighborhood’s average housing stock (late 1960s), offering competitive positioning versus older comparables; investors should still plan for selective modernization of building systems and interiors to sustain rentability.
Within a 3‑mile radius, demographics point to demand support: population and household counts have grown in recent years with further growth forecast, expanding the local renter pool. Median incomes have risen alongside contract rents, and the neighborhood’s rent‑to‑income ratio suggests manageable affordability pressure that can be navigated through disciplined lease management. Elevated home values relative to local incomes indicate a higher‑cost ownership market, which can reinforce reliance on multifamily rentals and support pricing power in well-maintained assets, based on CRE market data from WDSuite.
Safety indicators sit near national midranges overall, with violent‑offense conditions comparing somewhat better than average nationally. According to WDSuite’s data, recent trends show improvement in violent‑offense rates year over year, while property‑offense measures have seen a short‑term uptick; investors may wish to monitor these trends alongside local enforcement and community programs.
In practical terms, this profile is competitive among peer neighborhoods in the Riverside–San Bernardino–Ontario metro and suggests standard risk management measures (lighting, access control, and resident engagement) are appropriate to sustain retention and leasing stability.
Regional employment anchors within commuting range include consumer goods, energy infrastructure, environmental services, biotech, and medical distribution offices, supporting a diverse renter base and commute convenience for workforce tenants.
- General Mills — consumer packaged goods (18.0 miles)
- Kinder Morgan — energy infrastructure (32.3 miles)
- Waste Management — environmental services (34.0 miles)
- Gilead Sciences — biotech/pharma (42.2 miles)
- Mckesson Medical Surgical — medical supply distribution (44.2 miles)
This 44‑unit asset built in 1986 sits in a neighborhood with improving occupancy and a high share of renter‑occupied housing, which together point to depth of tenant demand and leasing durability. The property’s vintage is newer than much of the surrounding housing stock, offering a relative competitive edge versus older comparables, though investors should underwrite targeted capital for systems and interior updates to sustain positioning.
Within a 3‑mile radius, population and household growth, rising incomes, and continued rent progression indicate an expanding renter pool and support for occupancy stability. Elevated ownership costs in the area further sustain reliance on rentals. According to CRE market data from WDSuite, daily‑needs amenities are strong locally, reinforcing livability, while limited parks/cafes and a recent uptick in property‑offense metrics represent manageable watch items best addressed through standard asset and community management practices.
- High neighborhood renter concentration supports a deeper tenant base and steadier leasing
- 1986 vintage offers competitive positioning versus older local stock with value‑add potential through modernization
- 3‑mile population and household growth expand the renter pool, supporting occupancy stability
- Strong grocery/pharmacy/restaurant access enhances livability and retention potential
- Risks: limited parks/cafes and a recent rise in property‑offense measures warrant active on‑site and lease management