| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 85th | Best |
| Demographics | 58th | Best |
| Amenities | 83rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 40102 California Oaks Rd, Murrieta, CA, 92562, US |
| Region / Metro | Murrieta |
| Year of Construction | 1992 |
| Units | 112 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
40102 California Oaks Rd Murrieta Multifamily Opportunity
Neighborhood fundamentals point to durable renter demand and high occupancy, according to WDSuite s CRE market data, with amenity access and schools supporting leasing stability at the submarket level.
Situated in Murrieta s Inner Suburb context, the property benefits from a neighborhood rated A+ and competitive among Riverside San Bernardino Ontario neighborhoods (ranked 11th of 997). Amenity access is a relative strength caf s, restaurants, groceries, parks, and pharmacies collectively trend in the top quartile nationally, helping support resident retention and day-to-day convenience.
School quality is another differentiator: the neighborhood s average school rating sits in the top quartile nationally and is among the strongest in the metro (rank 11 of 997). For multifamily, this typically supports leasing velocity for family-oriented floor plans and can reinforce occupancy during slower seasons.
Renter demand signals are constructive. Neighborhood occupancy is elevated (top decile nationally), and about half of local housing units are renter-occupied, indicating a deep tenant base for multifamily operators. Within a 3-mile radius, demographic data show a growing population and household count over the last five years, pointing to a larger tenant base and broader demand for rental units. Median contract rent in the neighborhood trends in the upper national percentiles, while rent-to-income levels suggest manageable affordability pressure relative to regional peers a balance that can aid pricing power without materially increasing near-term retention risk.
Vintage matters for positioning: built in 1992, the asset is older than the neighborhood s average construction year (2001). For investors, this typically translates into potential value-add through interior modernization and selective capital projects, while still competing effectively given the area s strong occupancy and amenity profile.
Safety indicators are favorable in a comparative sense. The neighborhood s overall crime standing ranks above many Riverside San Bernardino Ontario areas (rank 72 of 997), and national comparisons place both violent and property offenses in stronger percentiles (violent crime in the top quartile nationally). Recent trends show a notable year-over-year improvement in violent incident rates, which, while not a guarantee of future conditions, supports a more stable operating outlook than many peer neighborhoods.
Regional employment nodes within commuting range include consumer goods, life sciences, homebuilding, energy, and midstream logistics a mix that supports renter demand and lease retention through diverse occupational bases.
- General Mills consumer goods (18.6 miles)
- Gilead Sciences life sciences (26.3 miles)
- Lennar Homes homebuilding (31.0 miles)
- Nrg Energy energy (32.0 miles)
- Kinder Morgan midstream logistics (34.4 miles)
This 112-unit asset aligns with a neighborhood that performs above the metro median on key multifamily drivers high occupancy, strong school scores, and top-quartile amenity access which collectively support leasing stability and retention. Elevated home values and a higher value-to-income landscape in the area tend to sustain reliance on multifamily housing, while rent-to-income levels indicate manageable affordability pressure for operators. Based on CRE market data from WDSuite, neighborhood occupancy trends remain strong relative to national benchmarks, reinforcing the case for durable cash flow.
Constructed in 1992, the property is older than the neighborhood s average stock, creating potential value-add upside through interior updates and system modernization. Within a 3-mile radius, population and households have expanded in recent years and are projected to continue growing, suggesting a larger renter pool over time. These dynamics, combined with the submarket s comparative safety profile and access to diverse employment centers within commuting distance, position the asset for steady demand while warranting prudent capital planning.
- High neighborhood occupancy and top-quartile amenities support leasing stability
- Elevated ownership costs locally reinforce multifamily demand and pricing power
- 1992 vintage offers value-add potential via renovations and system upgrades
- Expanding 3-mile population and households point to a growing renter base
- Risk: Older construction may require near- to mid-term capex; monitor affordability and regional economic cycles