| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 85th | Best |
| Demographics | 58th | Best |
| Amenities | 83rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 40125 Los Alamos Rd, Murrieta, CA, 92562, US |
| Region / Metro | Murrieta |
| Year of Construction | 1989 |
| Units | 121 |
| Transaction Date | 2013-08-27 |
| Transaction Price | $23,899,999 |
| Buyer | VANTAGE POINT SD LP |
| Seller | RANCHO LAS BRISAS MURRIETA LP |
40125 Los Alamos Rd, Murrieta CA — 121-Unit Value-Add Multifamily
Neighborhood occupancy is strong with durable renter demand, according to WDSuite’s CRE market data, suggesting stable operations with room to enhance returns through targeted improvements.
Situated in Murrieta’s inner suburb context, the neighborhood posts an A+ rating and ranks in the top quartile among 997 metro neighborhoods, signaling competitive fundamentals for multifamily investors. High neighborhood occupancy and a renter-occupied share near half of housing units point to a deep tenant base that supports leasing stability.
Livability drivers are broad-based: pharmacy, grocery, and dining density score above national norms, while schools rate favorably and place among the top quartile within the metro. These features typically bolster retention and leasing velocity, particularly for workforce and family renters seeking convenience and school access.
Within a 3-mile radius, population and households have grown in recent years and are projected to continue expanding, creating a larger tenant base over time. Median incomes are high for the region and trending up, while rent-to-income remains manageable, which supports occupancy stability and prudent lease management. Elevated home values indicate a high-cost ownership market that tends to sustain reliance on multifamily housing rather than compete directly with entry-level ownership.
The average neighborhood construction year trends newer than the subject’s 1989 vintage. For investors, this underscores value-add potential and the importance of capital planning to modernize interiors and common areas so the asset competes effectively with 2000s-era product. Based on multifamily property research from WDSuite, these upgrades can strengthen pricing power when aligned with local renter preferences.
Based on WDSuite’s crime benchmarks, the neighborhood performs well in comparative terms: overall safety measures land above national averages, and violent incidents are in the top quartile nationally. Recent trends show a notable improvement in violent crime year over year, alongside a modest uptick in property-related incidents. For underwriting, this mix generally supports renter demand and retention while warranting standard on-site security and target-hardening measures common to suburban assets.
Proximity to diversified employers supports commuter convenience and leasing stability, with nearby anchors in packaged foods, biopharma, energy, homebuilding, and energy infrastructure.
- General Mills — packaged foods (19.5 miles)
- Gilead Sciences — biopharma (25.7 miles)
- NRG Energy — energy (31.4 miles)
- Lennar Homes — homebuilding (31.9 miles)
- Kinder Morgan — energy infrastructure (35.4 miles)
This 121-unit, 1989-vintage asset benefits from strong neighborhood fundamentals and a tenant base supported by high regional incomes and steady household growth within a 3-mile radius. Elevated ownership costs in the area reinforce reliance on rentals, while neighborhood occupancy remains high relative to national norms, supporting stable collections and lease renewal potential.
Against newer 2000s-era stock nearby, the property’s vintage presents clear value-add levers: interior updates, amenities, and system modernization to sustain competitiveness and enhance effective rents. According to CRE market data from WDSuite, the submarket’s favorable school quality and amenity access further underpin renter demand, while a manageable rent-to-income profile supports retention with disciplined lease management. Key risks include ongoing capital needs typical of 1980s construction and monitoring of property-crime trends.
- High neighborhood occupancy and deep renter base support leasing stability
- 1989 vintage offers value-add upside versus newer local stock
- Elevated ownership costs sustain renter reliance and pricing power
- Household growth within 3 miles expands the tenant pool over time
- Risks: capex for aging systems and vigilance on property-crime trends