| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 51st | Good |
| Amenities | 71st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 44151 Margarita Rd, Temecula, CA, 92592, US |
| Region / Metro | Temecula |
| Year of Construction | 2009 |
| Units | 80 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
44151 Margarita Rd Temecula Multifamily Investment
In a high-income, predominantly owner-occupied pocket of Temecula, neighborhood occupancy has held at the top of the metro, according to WDSuite’s CRE market data, supporting stable renter demand for professionally managed units.
Temecula’s suburban neighborhood around 44151 Margarita Rd carries an A neighborhood rating and ranks 43rd of 997 across the Riverside–San Bernardino–Ontario metro—competitive at the top of the metro’s distribution. Amenity density is solid for suburban product (restaurants, cafes, parks, and pharmacies track in the low 70s nationally), helping with day-to-day livability and retention.
Neighborhood occupancy is measured at the top of the metro and in the highest national tier; this is a neighborhood-level signal, not the property’s performance, but it indicates tight leasing conditions that typically aid renewal capture and pricing power. The renter-occupied share of housing units is low for the area, suggesting a thinner immediate renter base, yet the depth that exists often leans toward higher-income households.
Within a 3-mile radius, household counts have grown and are projected to continue increasing as average household size trends lower, expanding the effective renter pool even with flat population totals. Median household incomes in the 3-mile area are high and rising, while neighborhood rent-to-income ratios remain manageable, which can support lease stability and reduce turnover risk.
Ownership costs in the neighborhood are elevated relative to incomes (home values sit in the mid-90s nationally by percentile), which tends to sustain reliance on multifamily options for mobility and convenience rather than pushing residents to ownership. The property’s 2009 vintage is slightly newer than the local average stock (2007), implying competitive finishes and systems for its peer set, with routine modernization planning still prudent for long-term positioning.
Safety indicators for the neighborhood align roughly with metro medians and sit near the middle of national comparisons. According to WDSuite’s data, property crime measures have improved markedly year over year, while violent-offense indicators have ticked up, producing a mixed short-term trend. Investors should underwrite with normalized assumptions and focus on on-site controls and resident experience, benchmarking against comparable Riverside–San Bernardino–Ontario submarkets.
Regional employment access includes nearby corporate offices across healthcare, consumer goods, energy, and distribution—supporting commute convenience and a stable renter base aligned with professional and managerial roles.
- Gilead Sciences — biotech/pharma corporate offices (21.9 miles)
- General Mills — consumer foods offices (26.4 miles)
- NRG Energy — energy offices (27.5 miles)
- Sysco — food distribution offices (37.7 miles)
- Lennar Homes — homebuilding offices (38.0 miles)
This 80-unit, 2009-vintage asset benefits from tight neighborhood leasing conditions and an affluent renter profile. Based on CRE market data from WDSuite, neighborhood occupancy sits at the top of the metro distribution, a backdrop that typically supports renewal capture and rent discipline. Elevated ownership costs and solid amenity access further reinforce multifamily demand in this suburban Temecula location.
Investor considerations include a relatively low renter-occupied share in the immediate area—requiring strong marketing and product differentiation—alongside mixed but improving safety signals. The vintage is slightly newer than local averages, positioning the property competitively versus older stock while leaving room for targeted capital projects to refresh common areas and systems as part of a value-preservation or light value-add plan.
- Tight neighborhood occupancy supports retention and pricing power
- High-income 3-mile renter pool underpins stable demand
- Elevated ownership costs sustain reliance on multifamily housing
- 2009 vintage offers competitive positioning with room for selective upgrades
- Consider low local renter concentration and mixed safety trends in underwriting