| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 66th | Fair |
| Demographics | 21st | Poor |
| Amenities | 38th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 43235 Hacienda St, Hemet, CA, 92544, US |
| Region / Metro | Hemet |
| Year of Construction | 1974 |
| Units | 21 |
| Transaction Date | 2015-06-04 |
| Transaction Price | $1,400,000 |
| Buyer | HEMARATANATORN SUCHANA |
| Seller | MAYER LEOPOLD |
43235 Hacienda St Hemet Multifamily Investment
Neighborhood occupancy has been resilient and the 1974 vintage points to practical value-add potential, according to WDSuite’s CRE market data. The setting supports durable renter demand with room for operational upgrades.
Livability signals are mixed but workable for workforce housing. Grocery and pharmacy access rank in the top quartile among 997 Riverside–San Bernardino–Ontario metro neighborhoods, while parks and cafes are comparatively sparse. School ratings trend below national benchmarks, which can influence renter preferences toward value and convenience over premium amenities.
On the fundamentals that matter to investors, the neighborhood occupancy rate is above the metro median among 997 neighborhoods and sits in the top quartile nationally, supporting pricing discipline and lease stability. Median neighborhood rents remain moderate relative to incomes, and the rent-to-income profile indicates manageable affordability pressure that can aid retention and minimize turnover risk.
Tenure patterns signal a primarily owner-occupied area: the share of neighborhood housing units that are renter-occupied is below half, indicating a smaller but steadier tenant pool rather than a transient renter base. For a 21-unit asset, that can translate into consistent demand from long-term renters seeking accessible price points.
Within a 3-mile radius, population and household counts have grown over the last five years, with additional household expansion forecast through 2028; this renter pool expansion supports absorption and occupancy stability. Elevated ownership costs in the broader area (relative to incomes) further sustain reliance on multifamily rentals, a theme consistent with commercial real estate analysis from WDSuite.
Safety indicators for the neighborhood are mixed relative to the region, trending near the middle of the pack among 997 metro neighborhoods and below the national median on several measures. Recent momentum is constructive: property offense rates declined by roughly a quarter year over year and violent offense estimates also eased, signaling improvement versus national trends. Investors should underwrite with standard security and operating assumptions while recognizing the improving trajectory.
Proximity to regional corporate offices supports a stable commuter renter base and helps leasing consistency for workforce-oriented units. Nearby employment nodes include consumer goods, environmental services, energy infrastructure, and biotech offices.
- General Mills — consumer foods offices (20.2 miles)
- Waste Management — environmental services offices (31.5 miles)
- Kinder Morgan — energy infrastructure offices (34.1 miles)
- Gilead Sciences — biotech/pharma offices (43.5 miles)
43235 Hacienda St offers a straightforward value-add play in an Inner Suburb location where the neighborhood occupancy rate trends above the metro median and within the top quartile nationally. Built in 1974, the asset is older than the neighborhood average vintage, which points to clear renovation and systems-upgrade opportunities to enhance competitive positioning against newer stock.
Within a 3-mile radius, population and households have increased with further household growth projected by 2028, reinforcing a larger tenant base and helping support occupancy stability. Ownership remains relatively costly versus incomes in the area, which supports ongoing renter reliance on multifamily; according to CRE market data from WDSuite, local rent levels remain moderate relative to incomes, aiding retention and steady cash flow management.
- Neighborhood occupancy above metro median and top quartile nationally supports leasing stability
- 1974 vintage offers tangible value-add and CapEx planning opportunities to improve yield
- 3-mile radius shows population and household growth, expanding the local renter pool
- Moderate rents relative to incomes bolster retention and pricing flexibility
- Risks: limited parks/cafes and below-average school ratings; maintain prudent underwriting and amenity/security strategies