| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Fair |
| Demographics | 36th | Fair |
| Amenities | 18th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 225 S G St, Perris, CA, 92570, US |
| Region / Metro | Perris |
| Year of Construction | 1978 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
225 S G St Perris 20-Unit Multifamily Investment
This 1978-built property is positioned in a suburban Riverside County neighborhood where median household income has climbed 74% over five years and home values now exceed $488,000, sustaining rental demand as ownership remains out of reach for many households, according to CRE market data from WDSuite.
The neighborhood surrounding 225 S G St is a suburban, owner-occupied community within the Riverside-San Bernardino-Ontario metro, earning a C+ overall rating and ranking in the mid-tier among 997 neighborhoods regionally. Approximately 28% of housing units are renter-occupied, reflecting a moderately sized rental base that supports multifamily tenant demand. Neighborhood-level occupancy stands at 92.2%, above the metro median, signaling stable absorption and lease retention. Median contract rent has risen 38% over the past five years to $1,258, ranking in the 68th percentile nationally, while median household income within three miles has increased to $96,117 (71st percentile nationally), providing affordability cushion for current rent levels.
Demographic statistics aggregated within a 3-mile radius show a population of approximately 57,800, up 12% over five years, and households growing 19% to nearly 13,850. Forward projections anticipate continued household expansion—up an additional 67% by 2028—alongside median income growth to $114,000 and median rent climbing to $2,033. This renter pool expansion supports occupancy stability and positions the asset for lease-up velocity as the tenant base deepens. Average household size of 4.2 persons reflects family-oriented demand, which typically correlates with longer lease durations and lower turnover.
Home values in the neighborhood have appreciated 62% over five years to a median of $488,468 (83rd percentile nationally), limiting accessibility to ownership and reinforcing reliance on rental housing. The value-to-income ratio of 5.1 (82nd percentile nationally) indicates elevated ownership costs that sustain rental demand and support tenant retention. Rent-to-income ratio ranks in the 60th percentile nationally, suggesting manageable affordability pressure and lease renewal stability.
The property was built in 1978, matching the neighborhood's average construction year (45th percentile nationally). This vintage signals potential for value-add strategies—unit upgrades, exterior improvements, or amenity enhancements—that can drive rent premiums and reposition the asset competitively. Amenity density ranks in the 18th percentile nationally, with limited nearby cafes, parks, and pharmacies, though 1.81 restaurants per square mile (65th percentile) and grocery access (42nd percentile) provide baseline tenant convenience. Average school ratings of 2.5 out of 5 (49th percentile nationally) reflect middle-of-the-road educational quality, a neutral factor for family-oriented renters weighing school proximity against affordability.
Safety metrics for the neighborhood show property crime estimated at 931 incidents per 100,000 residents and violent crime at 81 incidents per 100,000, both ranking in the mid-tier among 997 metro neighborhoods (24th and 35th percentiles nationally, respectively). While absolute crime levels place the area below the safest quartile nationally, recent trends are encouraging: property crime has declined 52% year-over-year (88th percentile nationally for improvement) and violent crime has dropped 65% (92nd percentile nationally for improvement), indicating strengthening conditions that may support tenant appeal and retention over time.
Investors should monitor these trends as sustained improvement can enhance lease-up velocity and reduce turnover, while recognizing that the neighborhood's overall crime rank suggests ongoing diligence in property management and tenant screening remains prudent.
The property benefits from proximity to corporate anchors that support workforce housing demand and commute convenience, including General Mills, Kinder Morgan, and Lennar Homes.
- General Mills — food manufacturing & corporate offices (4.4 miles)
- Kinder Morgan — energy infrastructure (20.7 miles)
- General Mills — food manufacturing & corporate offices (24.4 miles)
- Mckesson Medical Surgical — healthcare distribution (28.7 miles)
- Lennar Homes — homebuilding & development (30.7 miles)
225 S G St offers a 20-unit opportunity in a suburban Riverside County neighborhood where strong income growth, elevated home values, and expanding household counts reinforce multifamily demand. Median household income within three miles has surged 74% over five years to $96,117, while home values now exceed $488,000, sustaining rental demand as ownership remains out of reach for a broad segment of the market. Neighborhood-level occupancy of 92.2% and a 38% five-year rent gain to $1,258 demonstrate stable absorption and pricing power, positioning the asset to capture continued upside as the renter pool expands—households are projected to grow an additional 67% by 2028, supporting lease-up velocity and retention.
Built in 1978, the property aligns with the neighborhood's average vintage and presents value-add potential through unit renovations, exterior improvements, or amenity enhancements that can drive rent premiums and competitive differentiation. Crime trends have improved sharply—property crime down 52% and violent crime down 65% year-over-year—signaling strengthening neighborhood conditions that may enhance tenant appeal over time. Key risks include below-average amenity density (18th percentile nationally) and mid-tier school ratings, which may constrain appeal for some family-oriented renters, as well as the need for capital planning to address deferred maintenance typical of older assets.
- Neighborhood-level occupancy of 92.2% and five-year rent growth of 38% signal stable demand and pricing power
- Median income up 74% and home values at $488,000 sustain rental demand as ownership costs limit accessibility
- Household growth of 67% projected through 2028 expands the renter pool and supports lease-up velocity
- 1978 vintage presents value-add upside through unit upgrades and repositioning strategies
- Below-average amenity density and mid-tier school ratings may constrain appeal; capital planning required for older building stock