| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 66th | Fair |
| Demographics | 21st | Poor |
| Amenities | 38th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 43275 Hacienda St, Hemet, CA, 92544, US |
| Region / Metro | Hemet |
| Year of Construction | 1973 |
| Units | 21 |
| Transaction Date | 2005-09-28 |
| Transaction Price | $2,370,000 |
| Buyer | BURTAL INVESTMENTS LLC |
| Seller | IN SIGHT COMMANDER SYSTEMS INC |
43275 Hacienda St Hemet — 21-Unit Value-Add Multifamily
Neighborhood occupancy around the mid-90s points to income stability, according to WDSuite’s CRE market data, while a 1973 vintage suggests clear renovation and operational upside for disciplined investors.
Located in Hemet’s inner-suburban fabric of the Riverside–San Bernardino–Ontario metro, the neighborhood carries a C+ rating and ranks 638 out of 997 metro neighborhoods, placing it below the metro median but with steady renter demand. According to WDSuite’s CRE market data, neighborhood occupancy is 95.7%, and the renter-occupied share is roughly one-quarter of units, indicating a more ownership-leaning area where multifamily tends to serve workforce and downsizing households.
Daily-needs access is a relative strength: grocery and pharmacy density sit in the mid‑80s national percentiles, while restaurants are around the national middle. By contrast, cafes and park density are limited, which may slightly temper lifestyle appeal versus amenity‑rich submarkets. School ratings in the area trend below metro and national norms, a factor family‑oriented renters may weigh when deciding on length of stay.
Within a 3‑mile radius, demographics point to continued depth for the renter pool. Population and household counts have risen over the past five years, with additional gains projected, which supports leasing velocity and occupancy stability. Median contract rents in the neighborhood track in the upper national quartiles, yet rent-to-income ratios around 0.25 suggest manageable affordability pressure that can aid retention and reduce turnover risk.
The property’s 1973 construction predates the neighborhood’s average vintage (1988). For investors, that typically means reserving for capital items and targeting value‑add through interior updates, systems modernization, and curb appeal—an avenue to sharpen competitive positioning against newer stock while maintaining attainable rents.
Safety trends are mixed but improving. The neighborhood’s overall crime rank sits at 572 out of 997 metro neighborhoods—roughly mid‑pack locally—and around the 45th national percentile, indicating safety levels somewhat below the national average. However, WDSuite’s data shows year‑over‑year declines in both property offenses (down about a quarter) and violent offenses (single‑digit decline), an encouraging directional trend that can support renter retention and leasing confidence if it persists.
Regional employment access is anchored by diversified corporate offices within commuting range, supporting workforce renter demand and lease retention for value‑oriented product. Nearby employers include General Mills, Waste Management, Kinder Morgan, and Gilead Sciences.
- General Mills — corporate offices (20.3 miles)
- Waste Management — corporate offices (31.5 miles)
- Kinder Morgan — energy infrastructure offices (34.1 miles)
- Gilead Sciences — biopharma offices (43.6 miles)
43275 Hacienda St combines stable neighborhood occupancy with a clear value‑add angle. Based on CRE market data from WDSuite, the surrounding neighborhood exhibits occupancy near 96% alongside a renter‑occupied share below 30%, pointing to a stable yet under‑supplied renter base where upgraded, well‑managed units can capture durable demand. The 1973 vintage favors repositioning through interior renovations and system updates to compete with newer stock while keeping rents attainable.
Within a 3‑mile radius, population and households have expanded and are projected to continue growing, reinforcing a larger tenant base and supporting occupancy stability. Ownership costs in the area remain relatively elevated versus incomes on a national basis, which tends to sustain renter reliance on multifamily housing, while rent‑to‑income levels suggest manageable affordability pressure that can bolster retention. Key underwriting watch‑items include modest lifestyle amenities, below‑average school ratings, and mid‑pack safety that is improving.
- Stable neighborhood occupancy supports income consistency
- 1973 vintage provides tangible value‑add and capex upgrade pathways
- 3‑mile population and household growth expands the renter pool
- Ownership costs reinforce multifamily demand; rent-to-income aids retention
- Risks: thinner lifestyle amenities, lower school ratings, and mid‑pack safety