| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 89th | Best |
| Demographics | 50th | Good |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 28673 Pujol St, Temecula, CA, 92590, US |
| Region / Metro | Temecula |
| Year of Construction | 2011 |
| Units | 45 |
| Transaction Date | 2011-06-20 |
| Transaction Price | $474,000 |
| Buyer | AMCAL PUJOL FUND LP |
| Seller | BARON OTTO E |
28673 Pujol St Temecula Multifamily Investment Opportunity
Neighborhood occupancy has been resilient and ownership costs are high for the area, supporting sustained renter demand according to WDSuite s CRE market data. With a 2011 vintage, the asset should compete well against older local stock while management focuses on retention and steady leasing.
Temecula s suburban setting around 28673 Pujol St skews toward stable renter demand, with the neighborhood s occupancy trending strong relative to national norms (measured for the neighborhood, not the property). Median home values sit at elevated levels locally, which tends to reinforce reliance on multifamily housing and supports pricing power and lease stability for well-managed assets.
The property s 2011 construction is newer than the neighborhood s average vintage (1994), positioning it competitively versus older stock. Investors can underwrite a lighter near-term capital plan while still evaluating targeted modernization to maintain its edge and support retention.
Within the neighborhood, approximately 68% of housing units are renter-occupied, indicating a deep tenant base and potential for consistent leasing velocity. Neighborhood occupancy performance ranks above many peers in the metro and sits in a high national percentile, signaling durable demand through cycles.
Three-mile demographics point to a growing renter pool: population and households have expanded in recent years, with projections calling for further household growth and smaller average household sizes. Rising household incomes in the 3-mile radius, alongside forecast rent growth, suggest capacity for continued rent absorption while keeping an eye on affordability and renewal strategy. Based on CRE market data from WDSuite, the area s high-cost ownership landscape indicates that rental options will remain central to housing decisions.
Safety indicators for the area are mixed but generally competitive. The neighborhood s overall crime standing is competitive among Riverside San Bernardino Ontario neighborhoods, and national comparisons place it modestly above the midpoint for safety. Violent offense rates benchmark better than many neighborhoods nationwide, while property offense levels sit closer to mid-pack; however, recent year-over-year property offenses have improved meaningfully. These figures are measured for the neighborhood (not the property) and should be monitored alongside standard operating practices.
Regional employment nodes within commuting range support renter demand, with proximity to biopharma, consumer goods, energy, homebuilding, and food distribution offices that can aid leasing stability and retention.
- Gilead Sciences biopharma corporate offices (21.2 miles)
- General Mills consumer packaged goods offices (25.1 miles)
- NRG Energy energy offices (26.9 miles)
- Lennar Homes homebuilding offices (35.2 miles)
- Sysco food distribution offices (38.6 miles)
This 45-unit, 2011-vintage asset benefits from a high-cost ownership environment and a renter-oriented neighborhood, supporting occupancy stability and renewal potential. Neighborhood metrics indicate strong occupancy and a substantial share of renter-occupied units, pointing to depth of demand. According to CRE market data from WDSuite, neighborhood performance trends above national averages on occupancy, while the local ownership market s elevated values underpin sustained reliance on rental housing.
Three-mile demographics show recent growth in population and households with projections for continued expansion and smaller household sizes, which typically broadens the tenant base. The 2011 construction should remain competitive versus older stock in the area, enabling targeted upgrades to drive retention and rent positioning while managing capital needs prudently.
- Newer 2011 vintage relative to area average, supporting competitive positioning and moderated near-term capex
- Strong neighborhood occupancy and high renter-occupied share indicate depth of tenant demand
- High-cost ownership market reinforces rental reliance and can support pricing power
- Three-mile projections point to household growth and a larger renter pool, aiding lease-up and retention
- Risks: limited immediate neighborhood amenities and mixed property offense trends require asset-level operations and monitoring