| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Good |
| Demographics | 13th | Poor |
| Amenities | 69th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 25070 Fir Ave, Moreno Valley, CA, 92553, US |
| Region / Metro | Moreno Valley |
| Year of Construction | 1989 |
| Units | 82 |
| Transaction Date | 2014-10-16 |
| Transaction Price | $8,300,000 |
| Buyer | DAV-M Sedona LLC |
| Seller | EM and LB Rich Family Trust |
25070 Fir Ave Moreno Valley Multifamily Investment
Neighborhood occupancy has been resilient and sits in the top quartile nationally, according to WDSuite’s CRE market data, suggesting stable tenant retention potential relative to the Riverside–San Bernardino–Ontario metro.
This Inner Suburb neighborhood rates B+ (317 of 997 metro neighborhoods), which is competitive among Riverside–San Bernardino–Ontario submarkets for multifamily, with occupancy at the neighborhood level trending strong. Restaurant, grocery, and pharmacy density rank well versus national peers, while parks are limited immediately nearby — a trade-off investors should weigh when assessing long-term resident appeal and amenity-driven leasing.
Within a 3-mile radius, population and household counts have expanded over the past five years and are projected to continue growing, supporting a larger tenant base and ongoing demand for rental units. The renter-occupied share is elevated by national standards, indicating depth in the tenant pool and potential for occupancy stability. Median school ratings in the area trend below national norms, which may factor into family renter preferences and pricing power.
The property’s 1989 vintage is newer than the neighborhood’s average construction year (1971), which can help competitiveness versus older stock; investors should still plan for system updates typical of late-1980s product when evaluating capital programs. Elevated home values relative to incomes in the neighborhood context point to a high-cost ownership market, which tends to reinforce reliance on multifamily housing and can aid lease retention. At the same time, higher rent-to-income ratios suggest affordability pressure that requires attentive lease management and renewal strategies.
Safety indicators are below national averages for both violent and property offenses in this neighborhood; however, recent year-over-year declines in reported offense rates outperformed many U.S. neighborhoods. Compared with other Riverside–San Bernardino–Ontario neighborhoods, conditions appear mixed — not among the metro’s strongest for safety, but with an improving trend that investors can monitor as part of ongoing risk assessment.
The area draws from a diverse Inland Empire employment base that supports renter demand through distribution, energy infrastructure, and business services — providing commute convenience for workforce tenants tied to these employers.
- General Mills — food manufacturing & distribution (6.2 miles)
- Kinder Morgan — energy infrastructure (11.8 miles)
- Mckesson Medical Surgical — healthcare distribution (25.8 miles)
- Waste Management — environmental services (26.9 miles)
- Ryder Vehicle Sales — logistics & fleet services (29.9 miles)
At 82 units and built in 1989, the asset offers a relatively newer vintage than much of the nearby housing stock, supporting competitive positioning against older properties while leaving room for targeted modernization. Neighborhood fundamentals are solid for multifamily: occupancy rates are strong and renter concentration is high by national standards, indicating depth of demand and potential leasing stability. According to CRE market data from WDSuite, the local ownership market is high-cost relative to incomes, which typically sustains rental demand and can aid retention.
Within a 3-mile radius, population and households have grown and are forecast to expand further, implying a larger tenant base over the medium term. Amenity access is favorable for daily needs and dining, though limited parks and below-average school ratings may temper family appeal. Affordability pressure (higher rent-to-income ratios) and safety metrics below national averages are key watch items, balanced by recent improvement trends and strong occupancy at the neighborhood level.
- 1989 vintage versus older local stock supports competitive positioning with value-add potential
- Strong neighborhood occupancy and elevated renter-occupied share indicate depth of tenant demand
- High-cost ownership market reinforces reliance on rentals and aids lease retention
- 3-mile population and household growth expand the renter pool and support leasing
- Risks: affordability pressure, below-average school ratings, and safety levels below national benchmarks