| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 72nd | Good |
| Demographics | 20th | Poor |
| Amenities | 46th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 25818 Columbia St, Hemet, CA, 92544, US |
| Region / Metro | Hemet |
| Year of Construction | 1994 |
| Units | 28 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
25818 Columbia St Hemet Multifamily Investment Thesis
Neighborhood data points to steady renter demand and occupancy stability in the surrounding area, according to WDSuite’s CRE market data. Investors evaluating Hemet should note that occupancy is measured for the neighborhood, not the property, and reflects consistent performance supported by local fundamentals.
Situated in Hemet’s inner-suburban fabric of the Riverside–San Bernardino–Ontario metro, the neighborhood rates B- and is competitive among metro neighborhoods (rank 512 out of 997). Daily convenience is a relative strength: grocery access is in the top quartile nationally, and restaurants score well above national averages, while cafes and parks are limited. For investors, this mix supports daily needs and commute practicality even if lifestyle amenities are selective.
Renter-occupied share is elevated in the neighborhood, with more than half of housing units renter-occupied, indicating a deeper tenant base and potential demand resilience for multifamily. Neighborhood occupancy trends are above the metro median (rank 543 out of 997; 67th national percentile), which supports leasing stability rather than outsized vacancy risk.
Within a 3-mile radius, population and households have grown in recent years and are projected to continue expanding, implying a larger tenant base over time. Forecasts point to additional household growth alongside a modest decline in average household size, which typically broadens demand for rental units and supports occupancy. These dynamics are based on CRE market data from WDSuite and underscore demand-side fundamentals rather than short-term momentum.
Ownership costs are relatively high versus incomes by national standards (value-to-income around the 74th percentile), which tends to sustain reliance on multifamily housing; at the same time, rent-to-income levels near the neighborhood are moderate (below the national median) and may support lease retention and measured pricing power. School ratings in the area trend on the lower side, which can influence unit mix strategies and target renter profiles but does not preclude stable workforce demand.
Vintage context matters for competitive positioning. With a 1994 construction year against an area average from the mid-1970s, the asset skews newer than much of the local stock—often an advantage for leasing and upkeep—while investors should still plan for system modernization and common-area refreshes consistent with a 1990s build.
Safety indicators in the immediate neighborhood are below national and metro averages overall. The area ranks 849 out of 997 metro neighborhoods on composite crime, placing it below the metro median and in the lower national percentiles for safety. Conditions can vary block to block; investors should confirm on-the-ground patterns and management strategies appropriate for workforce-oriented assets.
Recent trends are mixed: estimated violent offense rates increased year over year, while property offenses edged down. This combination suggests attention to security, lighting, and community engagement can be part of operations planning, with underwriting that reflects neighborhood-comparable performance rather than best-in-class assumptions.
Proximity to regional employers supports workforce housing demand and commute convenience, including General Mills, Kinder Morgan, Waste Management, Gilead Sciences, and McKesson Medical Surgical.
- General Mills — food manufacturing (18.2 miles)
- Kinder Morgan — energy infrastructure (32.5 miles)
- Waste Management — environmental services (33.8 miles)
- Gilead Sciences — biopharma (42.2 miles)
- McKesson Medical Surgical — healthcare distribution (44.4 miles)
This 28-unit 1994-vintage property positions ahead of much of the neighborhood’s older stock, supporting relative competitiveness while leaving room for targeted modernization to capture renter expectations. Neighborhood occupancy runs above the metro median and within the upper national tiers for similar areas, and renter concentration signals a broad tenant base. Elevated ownership costs versus income tend to sustain multifamily reliance, while moderate rent-to-income levels support retention and measured growth. According to CRE market data from WDSuite, surrounding amenity access is strongest for groceries and dining, pairing daily convenience with workforce-driven demand.
Forward-looking demographics within a 3-mile radius indicate population and household growth with slightly smaller household sizes, all of which expand the renter pool and can support ongoing occupancy stability. Key underwriting watchpoints include below-average school ratings, limited parks and cafes, and safety metrics that trail metro and national norms—factors best addressed through asset management, resident programming, and pragmatic expense planning.
- 1994 vintage vs. older local stock supports leasing competitiveness with value-add upside
- Neighborhood occupancy above metro median and strong renter concentration underpin demand
- Ownership costs elevated relative to income sustain multifamily reliance; rent-to-income supports retention
- 3-mile population and household growth expand the tenant base and support stability
- Risks: below-average school ratings, limited parks/cafes, and safety metrics below metro averages