| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Good |
| Demographics | 44th | Good |
| Amenities | 54th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 28464 Felix Valdez Ave, Temecula, CA, 92590, US |
| Region / Metro | Temecula |
| Year of Construction | 1988 |
| Units | 30 |
| Transaction Date | 2017-05-19 |
| Transaction Price | $3,050,000 |
| Buyer | 1717 Sunset Plaza Drive LLC |
| Seller | Kenneth W & Betty J Follis |
28464 Felix Valdez Ave Temecula Multifamily Investment
This 30-unit property benefits from strong neighborhood occupancy at 98.8% and a rental-dominant market with 66.5% of housing units renter-occupied. According to WDSuite's CRE market data, the area shows above-average rental demand fundamentals in the Riverside-San Bernardino metro.
This Temecula neighborhood ranks in the top quartile among 997 metro neighborhoods for overall investment appeal, with an A- rating supported by strong rental market fundamentals. The area maintains exceptional occupancy stability at 98.8%, ranking in the 93rd percentile nationally, while 66.5% of housing units are renter-occupied—placing it in the 96th percentile for rental concentration nationwide.
Demographics within a 3-mile radius show a stable tenant base with median household income of $94,764 and projected growth to $134,505 by 2028. The area is expected to add approximately 5,500 households over the next five years, expanding the renter pool and supporting multifamily demand. With 45.7% of units currently renter-occupied in the broader area, elevated home values at a median of $535,200 help sustain rental demand by keeping ownership costs above many households' reach.
Built in 1988, this property aligns with the neighborhood's average construction year of 1977, positioning it competitively within the local housing stock without significant vintage disadvantages. The area offers moderate amenity density with restaurants at 2.73 per square mile and cafes ranking in the 78th percentile nationally, supporting tenant retention through convenient access to dining and services.
Crime metrics show mixed trends for investor consideration. Property crime rates of 1,220 incidents per 100,000 residents place the neighborhood in the 19th percentile nationally, indicating higher property crime relative to national averages. However, recent trends show improvement with property crime declining 31.7% year-over-year, ranking in the 75th percentile for crime reduction nationwide.
Violent crime remains more contained at 54 incidents per 100,000 residents, placing the area around the metro median among 997 neighborhoods. Like property crime, violent incidents have decreased 21.8% year-over-year. Investors should monitor these improving trends while considering property-level security measures and tenant screening protocols as part of asset management strategy.
The area benefits from proximity to major corporate employers within commuting distance, supporting workforce housing demand from professional and technical workers.
- Gilead Sciences — biotechnology and pharmaceuticals (21.4 miles)
- General Mills — consumer goods manufacturing (24.8 miles)
- Nrg Energy — energy services (27.1 miles)
- Qualcomm — technology and telecommunications (41.3 miles) — HQ
- Western Digital — technology hardware (41.5 miles) — HQ
This 30-unit Temecula property presents a compelling investment opportunity anchored by exceptional neighborhood occupancy fundamentals and strong rental market dynamics. The area's 98.8% occupancy rate ranks in the 93rd percentile nationally, while the high concentration of renter-occupied units (66.5%) provides depth to the tenant pool. Demographic projections show household growth adding approximately 5,500 households by 2028, supporting continued rental demand in this suburban market.
Built in 1988, the property's vintage aligns well with neighborhood norms while potentially offering value-add opportunities through unit improvements and operational efficiencies. Based on commercial real estate analysis from WDSuite, the neighborhood's A- rating reflects balanced fundamentals across housing, demographics, and amenities that support long-term rental stability in the Riverside-San Bernardino metro.
- Exceptional occupancy stability at 98.8% neighborhood rate, 93rd percentile nationally
- Strong rental market concentration with 66.5% renter-occupied units
- Projected household growth of 5,500 units by 2028 expanding tenant base
- 1988 vintage offers potential value-add opportunities through renovations
- Risk consideration: Property crime rates above national average despite recent improvements