| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Good |
| Demographics | 13th | Poor |
| Amenities | 69th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 25106 Fir Ave, Moreno Valley, CA, 92553, US |
| Region / Metro | Moreno Valley |
| Year of Construction | 1985 |
| Units | 82 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
25106 Fir Ave Moreno Valley Multifamily Investment
Neighborhood metrics point to steady renter demand and high occupancy stability in the surrounding area, according to WDSuite’s CRE market data. These indicators reflect the neighborhood, not the property, and suggest a sizable tenant base for a stabilized 82-unit asset.
The property sits in an Inner Suburb of the Riverside–San Bernardino–Ontario metro with a neighborhood rating of B+. Occupancy in the surrounding neighborhood ranks 296 of 997, placing it competitive among metro peers and in the top quartile nationally by percentile; this supports lease-up confidence and renewal stability for multifamily investors.
Amenity access is a relative strength: restaurant density sits in the 95th percentile nationally, with cafes and grocery options also above the 80th percentile. Pharmacy access trends similarly strong. Park access is limited locally, which may matter for some family renters, but daily-needs retail is well represented.
Within a 3-mile radius, demographics indicate recent population growth with further gains projected by 2028, alongside an increase in households and a gradual reduction in average household size. These trends point to a larger tenant base and more renters entering the market, which can support occupancy and leasing velocity.
Home values in the neighborhood test above national averages, while the value-to-income ratio trends near the 95th percentile nationally. In this high-cost ownership context, multifamily can capture households that remain renters longer, though a rent-to-income ratio near the low national percentiles signals affordability pressure that warrants careful lease management. Average school ratings in the area skew lower (near the 15th percentile nationally), which may temper appeal for some family-oriented renters and should be considered in marketing and unit mix strategies.
Safety indicators for the neighborhood are mixed. The neighborhood’s overall crime rank is 667 out of 997 in the metro, indicating below-median performance locally and a national safety percentile around 40. Investors should underwrite prudent security measures and resident experience programs.
Recent trends show meaningful improvement in violent offense rates year over year (an improvement in the low-80s national percentile), while property offense rates have also eased modestly. These are neighborhood-level signals and can inform risk mitigation planning without implying block-level conditions.
Nearby employment nodes include corporate, energy/logistics, healthcare distribution, and environmental services, supporting a broad commuter tenant base for workforce housing. Listed below are representative employers by distance from the property.
- General Mills — corporate offices (6.1 miles)
- Kinder Morgan — energy infrastructure offices (11.9 miles)
- Mckesson Medical Surgical — healthcare distribution (25.8 miles)
- Waste Management — environmental services offices (26.9 miles)
- Ryder Vehicle Sales — transportation/logistics offices (29.9 miles)
25106 Fir Ave is an 82-unit 1985-vintage asset positioned in a neighborhood with strong renter concentration and high occupancy. The vintage is newer than the area’s average construction year, which can offer a competitive edge versus older stock while still leaving room for targeted system updates or value-add renovations. According to CRE market data from WDSuite, neighborhood occupancy trends rank competitively within the metro and sit in the top quartile nationally by percentile, reinforcing a case for stable tenancy.
Within a 3-mile radius, population has grown recently and households are projected to increase by 2028, pointing to renter pool expansion that supports absorption and renewals. Elevated home values relative to incomes in the neighborhood tend to sustain reliance on rental housing, though a low national-percentile read on rent-to-income indicates affordability pressure that should be managed through thoughtful pricing and retention strategies. Limited park access and lower school ratings are local considerations for family renters, but daily-needs retail and dining depth help underpin livability and leasing.
- Competitive neighborhood occupancy and high renter concentration support stability
- 1985 vintage offers relative competitiveness vs. older stock with targeted value-add potential
- 3-mile population and household growth indicate a larger tenant base over the medium term
- Elevated ownership costs reinforce rental demand and pricing power potential
- Risks: affordability pressure (rent-to-income), lower school ratings, and local safety considerations