| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 45th | Good |
| Amenities | 93rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 29210 Stonewood Rd, Temecula, CA, 92591, US |
| Region / Metro | Temecula |
| Year of Construction | 1983 |
| Units | 55 |
| Transaction Date | 2016-03-07 |
| Transaction Price | $10,600,000 |
| Buyer | --- |
| Seller | AMCAL Rancho California Fund LP |
29210 Stonewood Rd, Temecula Multifamily Investment
Stabilized neighborhood fundamentals and strong local amenities support renter demand and potential pricing power, according to WDSuite’s CRE market data. With a suburban Riverside County location, the asset benefits from broad tenant draw while remaining competitively positioned against older stock.
Temecula’s inner-suburban setting delivers everyday convenience that helps properties retain residents. Amenities score among the highest in the Riverside–San Bernardino–Ontario metro, ranking 2 out of 997 neighborhoods, supported by dense restaurant, grocery, park, and pharmacy access. Nationally, amenity availability sits in the top quartile across multiple categories, with restaurants and cafes particularly strong, reinforcing neighborhood livability for renters.
For multifamily operators, the neighborhood-level occupancy rate is 96.4% (top fifth nationally), signaling durable demand and helping limit downtime between turns. Note that this is measured for the neighborhood, not for the property. Median contract rents in the area have risen over the last five years, and the rent-to-income ratio around one-quarter suggests manageable affordability pressure that can aid renewal retention and steady collections.
Within a 3-mile radius, about 40% of housing units are renter-occupied, indicating a sizable tenant base for a suburban submarket and supporting leasing velocity. Over the past five years, households have grown even as population was roughly flat, pointing to smaller household sizes and continued demand for rental housing; forward-looking projections call for additional household growth, which should expand the renter pool and support occupancy stability.
Home values benchmark high versus national norms (upper deciles), creating a high-cost ownership market that tends to reinforce reliance on multifamily options. While average school ratings trend below national averages, amenity depth and employment access offset some of this risk and keep the neighborhood competitive among metro peers for workforce housing.
Neighborhood safety indicators sit below national averages, with overall crime in the lower national percentiles compared with neighborhoods across the country. Within the Riverside–San Bernardino–Ontario metro, the neighborhood ranks toward the higher-crime end (701 out of 997), so prudent security, lighting, and onsite management practices remain relevant for underwriting.
Recent trends are directionally constructive: estimated property and violent offense rates have declined year over year, according to WDSuite’s CRE market data. Investors can frame this as incremental improvement rather than a solved risk, and calibrate expense assumptions for insurance and security accordingly.
Regional employers within commuting range support a diversified workforce renter base and help stabilize leasing, particularly for tenants in life sciences, consumer goods, energy, homebuilding, and midstream operations.
- Gilead Sciences — life sciences (22.7 miles)
- General Mills — consumer packaged goods (23.7 miles)
- NRG Energy — energy (28.4 miles)
- Lennar Homes — homebuilding (34.9 miles)
- Kinder Morgan — midstream energy (39.8 miles)
Built in 1983, the 55-unit asset offers potential value-add and capital planning opportunities relative to the area’s newer average vintage, while benefiting from strong neighborhood occupancy, high amenity access, and a renter base supported by a high-cost ownership market. According to WDSuite’s commercial real estate analysis, local neighborhood occupancy trends remain above national medians and rents have advanced over five years, supporting a thesis centered on retention and gradual rent optimization.
Within a 3-mile radius, households have increased and are projected to grow further even as average household size declines, implying a broader tenant base over time. Elevated home values versus national norms sustain renter reliance on multifamily housing, while employer access across the corridor underpins demand. Risks to underwrite include below-average school ratings and neighborhood safety that trails national comparisons, which can be mitigated with targeted operational measures.
- 1983 vintage positions the property for value-add and systems modernization versus newer competition
- Strong neighborhood occupancy and multi-year rent growth support income stability
- High-cost ownership market reinforces multifamily demand and renewal potential
- Amenity-rich inner suburb with diversified commuter employment access
- Risk: below-average school ratings and safety below national norms warrant conservative underwriting