| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Best |
| Demographics | 14th | Poor |
| Amenities | 44th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12643 Gorham St, Moreno Valley, CA, 92553, US |
| Region / Metro | Moreno Valley |
| Year of Construction | 1987 |
| Units | 80 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
12643 Gorham St Moreno Valley Multifamily Investment
This 80-unit property built in 1987 is situated in a neighborhood where occupancy stands near 98%, above the metro median, signaling stable tenant retention. According to CRE market data from WDSuite, the submarket's 45% renter-occupied housing base and rising median rents support multifamily demand in the Riverside-San Bernardino-Ontario metro.
12643 Gorham St is located in an inner suburb of Moreno Valley within the Riverside-San Bernardino-Ontario metro, a neighborhood rated B- among 997 metro neighborhoods. The property was built in 1987, slightly older than the neighborhood's 1990 average construction year, which may present value-add or renovation opportunities for investors seeking to reposition aging assets and capture upside through capital improvements.
Neighborhood-level occupancy is approximately 98%, ranking in the 89th percentile nationally and above the metro median, indicating strong tenant retention and limited turnover risk. The neighborhood's renter-occupied share stands at 45%, providing a stable base of multifamily demand. Median contract rent in the neighborhood is $1,697, ranking in the 85th percentile nationally, reflecting solid pricing power relative to other markets. Over the past five years, rents have increased approximately 44%, outpacing income growth and suggesting sustained tenant demand despite affordability pressures.
Within a 3-mile radius, the population totals approximately 121,000 residents, with household counts projected to grow by 41% through 2028, expanding the renter pool and supporting occupancy stability. Median household income in the 3-mile area is $75,794, with forecasts indicating growth to $111,869 by 2028—a 48% increase that may improve tenant credit profiles and support lease renewals. The neighborhood's median home value of $408,274 has risen 52% over five years, and elevated ownership costs continue to sustain rental demand by limiting accessibility to homeownership for a broad segment of the local workforce.
Amenity density is mixed: the neighborhood ranks in the 90th percentile nationally for restaurant access and in the 97th percentile for childcare facilities per square mile, both of which enhance tenant appeal. However, the area has limited café, park, and pharmacy density, ranking in the bottom quartile nationally for those categories. Average school ratings are modest, in the 5th percentile nationally, which may influence family-oriented tenant preferences but is less material for workforce housing targeting working-age renters. Overall, the neighborhood's housing fundamentals—high occupancy, above-average rents, and a growing renter base—position the property competitively within the metro for long-term multifamily performance.
Safety metrics for this neighborhood reflect a mixed profile. The property crime rate is estimated at approximately 1,046 incidents per 100,000 residents annually, ranking 796th among 997 metro neighborhoods (22nd percentile nationally), indicating elevated property crime relative to both metro and national averages. Property crime increased approximately 7% year-over-year, ranking in the 35th percentile nationally for crime trend improvement.
Violent crime is estimated at approximately 54 incidents per 100,000 residents, ranking 664th in the metro (42nd percentile nationally), positioning the neighborhood near the middle of the metro distribution. Violent crime decreased roughly 3% year-over-year, ranking in the 51st percentile nationally, suggesting modest stabilization. Investors should weigh these safety dynamics alongside occupancy and rent performance, as tenant retention and lease-up velocity can be sensitive to perceived security. Property-level security measures, lighting, and management practices may help mitigate risk and support stable operations.
The property benefits from proximity to several major corporate offices that support workforce housing demand and commute convenience for renters in the Inland Empire.
- General Mills — food manufacturing and distribution (6.2 miles)
- Kinder Morgan — energy infrastructure (10.7 miles)
- General Mills — food manufacturing and distribution (17.2 miles)
- Mckesson Medical Surgical — healthcare distribution (24.2 miles)
- Waste Management — environmental services (25.4 miles)
12643 Gorham St offers a compelling multifamily investment case grounded in neighborhood-level occupancy near 98% and a 45% renter-occupied housing base that supports sustained tenant demand in the Riverside-San Bernardino-Ontario metro. Commercial real estate analysis from WDSuite indicates that median rents in the neighborhood have risen 44% over five years, ranking in the 85th percentile nationally, while household counts within 3 miles are forecast to grow 41% through 2028, expanding the renter pool and underpinning absorption potential. Elevated home values—up 52% over five years—continue to reinforce rental demand by limiting ownership accessibility for workforce renters, a dynamic that supports lease retention and pricing power.
The property's 1987 vintage, slightly older than the neighborhood average, presents value-add and renovation upside for investors prepared to execute capital improvements and reposition the asset. Proximity to major employers including General Mills (6.2 miles) and Kinder Morgan (10.7 miles) supports commute convenience and tenant stability. However, investors should weigh elevated property crime rates (22nd percentile nationally) and modest school ratings (5th percentile nationally) against the strong occupancy and rent fundamentals, as these factors may influence tenant mix and turnover. Overall, the combination of high occupancy, above-metro rent growth, and demographic expansion positions this asset for stable cash flow and potential upside through strategic capital investment.
- Neighborhood occupancy near 98% (89th percentile nationally) signals strong tenant retention and limited turnover risk
- Median rents up 44% over five years, ranking in the 85th percentile nationally, reflect solid pricing power
- Household growth forecast of 41% through 2028 expands renter pool and supports occupancy stability
- 1987 vintage presents value-add and renovation upside for investors targeting capital improvement strategies
- Elevated property crime (22nd percentile nationally) and modest school ratings may influence tenant mix and require active management