| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 66th | Fair |
| Demographics | 21st | Poor |
| Amenities | 38th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 25616 Andalucia Dr, Hemet, CA, 92544, US |
| Region / Metro | Hemet |
| Year of Construction | 1978 |
| Units | 21 |
| Transaction Date | 2017-03-07 |
| Transaction Price | $1,970,000 |
| Buyer | VALLE VISTA APARTMENTS LLC |
| Seller | ADHM LLC |
25616 Andalucia Dr Hemet CA Multifamily Value-Add Potential
Neighborhood multifamily occupancy has held near 96%, supporting stable rent rolls according to WDSuite’s CRE market data, with the signal measured for the surrounding area rather than this property. Steady renter demand is reinforced by a growing 3‑mile population base.
Situated in an inner-suburban pocket of Hemet, the property benefits from neighborhood occupancy of 95.7% (above the national median), indicating durable demand for rental housing in the immediate area, per commercial real estate analysis from WDSuite. Median neighborhood contract rent is about $1,400 and has risen over the past five years, suggesting pricing has room to track demand while remaining accessible relative to larger Inland Empire submarkets.
Daily-needs access is a relative strength: grocery and pharmacy density ranks in the upper national percentiles (86th and 84th, respectively), while cafes and parks are sparse. For investors, this mix points to convenience that can support retention even if lifestyle amenities are more limited locally. Average school ratings in the neighborhood are weaker versus national peers; underwrite accordingly if family-oriented demand is central to the strategy.
Tenure patterns show a renter-occupied share around 24% in the neighborhood and roughly 30% within a 3-mile radius. This indicates a moderate renter base that can support leasing but also some competition from ownership. Median home values in the neighborhood sit under $300,000 with a value-to-income ratio in a higher national bracket, which tends to sustain reliance on rental options and can aid lease retention without overextending rent-to-income levels.
Within a 3-mile radius, demographics point to a larger tenant pool: population grew by about 18% over the last five years, households increased by roughly 14%, and forecasts call for continued population growth and a notable rise in households by 2028. A slight projected reduction in household size suggests more, smaller households entering the market—supportive of multifamily absorption and occupancy stability over the medium term.
Vintage and positioning: Built in 1978, the property is older than the neighborhood’s average construction year (1988). Investors should plan for capital improvements and consider value-add upgrades to maintain competitive positioning against newer area stock while capturing rent premiums tied to modernization.
Neighborhood safety is mixed when viewed comparatively. The area sits around the middle of the pack within the Riverside–San Bernardino–Ontario metro (ranked 572 out of 997 neighborhoods), and around the mid-40s nationally by percentile—indicating conditions that are not among the strongest but are broadly comparable to many Inland Empire neighborhoods.
Recent trends are constructive: estimated property and violent offense rates in the neighborhood declined year over year, with property crime showing a more pronounced improvement. For underwriting, these trajectory signals can help support tenant retention assumptions, but prudent security and lighting upgrades remain sensible in value-add plans.
The broader labor base includes regional corporate offices that support commuting renters and leasing stability, notably in consumer goods, environmental services, energy infrastructure, and biopharma. The list below reflects nearby employers by proximity.
- General Mills — consumer packaged goods (20.2 miles)
- Waste Management — waste & environmental services (31.5 miles)
- Kinder Morgan — energy infrastructure (34.1 miles)
- Gilead Sciences — biopharma (43.6 miles)
This 21‑unit, 1978 vintage asset offers a straightforward value‑add path in a neighborhood where occupancy is approximately 95.7%, indicating stable renter demand relative to national norms. Based on CRE market data from WDSuite, daily‑needs access is a local strength (notably groceries and pharmacies), while limited lifestyle amenities and below‑average school ratings should be reflected in marketing and renovation scopes.
Within a 3‑mile radius, population and households have expanded and are projected to continue growing, supporting a larger tenant base and aiding occupancy stability. With neighborhood median home values below many California metros and ownership costs comparatively meaningful relative to incomes, the rental market should maintain depth; targeted upgrades can position the asset competitively versus newer stock.
- Neighborhood occupancy near mid‑90s supports stable rent rolls
- 3‑mile population and household growth expand the renter pool
- Daily‑needs retail access aids retention and leasing continuity
- 1978 vintage enables value‑add upside with focused CapEx
- Risks: older asset systems, limited lifestyle amenities, and average safety trends