| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Poor |
| Demographics | 41st | Poor |
| Amenities | 39th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 365 W Clemmens Ln, Fallbrook, CA, 92028, US |
| Region / Metro | Fallbrook |
| Year of Construction | 1978 |
| Units | 33 |
| Transaction Date | --- |
| Transaction Price | $1,285,000 |
| Buyer | JIMENEZ FELIPE |
| Seller | CROWN PARTNERS LP |
365 W Clemmens Ln, Fallbrook Multifamily Investment
Neighborhood data points to steady renter demand and pricing supported by a high-cost ownership market, according to WDSuite’s CRE market data. This location offers investors exposure to North County fundamentals with measured occupancy stability and room for operational execution informed by commercial real estate analysis.
Fallbrook sits in the San Diego–Chula Vista–Carlsbad metro with a neighborhood rating of C and ranks 465 out of 621 metro neighborhoods, placing it below the metro median but still competitive for workforce-oriented rentals. Neighborhood occupancy is measured for the area at 91.5%, roughly middle of the pack nationally (near the 51st percentile), suggesting stable leasing conditions rather than outsized volatility, based on CRE market data from WDSuite.
Renter-occupied share in the neighborhood is 44.2% (84th percentile nationally), indicating a deeper renter pool than many U.S. areas and supporting demand for multifamily units. Within a 3-mile radius, population has expanded in recent years with larger household sizes and a renter pool that appears durable; households are projected to increase through 2028, pointing to a larger tenant base and potential support for occupancy and renewal retention.
Local amenities are mixed: pharmacies rank competitively within the metro (120 of 621; top quartile) and are strong nationally (87th percentile), and restaurants are reasonably represented (69th percentile nationally). Parks are a relative bright spot (78th percentile nationally). However, the neighborhood shows limited density of grocery and café options, so residents may rely on nearby corridors for daily needs—an operational nuance for marketing and retention.
Home values sit in a high-cost ownership market (94th percentile nationally) with a value-to-income ratio also in the 94th percentile. For investors, elevated ownership costs tend to reinforce reliance on rental housing and can support pricing power when paired with measured rent-to-income levels (the neighborhood’s ratio trends in the lower national percentiles), according to WDSuite’s CRE market data.
Safety metrics indicate the neighborhood performs below both metro and national averages. Overall crime ranks 424 out of 621 San Diego–Chula Vista–Carlsbad metro neighborhoods, which is below the metro median. Nationally, the area sits in lower safety percentiles (violent offenses around the lower deciles and property offenses also below average), signaling that owners should incorporate prudent security measures and lease management practices. These figures are neighborhood-level and not specific to the property.
Recent year-over-year readings show modest increases in both violent and property offenses locally. For investors, the takeaway is to underwrite with conservative assumptions around security, lighting, and resident experience, and to monitor trend direction as part of ongoing asset management rather than viewing current readings as static.
The employment base within commuting range blends biotech, energy, food distribution, consumer goods, and technology, supporting renter demand through diverse job drivers. The list below highlights nearby employers that contribute to tenant depth and potential retention.
- Gilead Sciences — biotech (11.4 miles)
- NRG Energy — energy (17.2 miles)
- Sysco — food distribution (32.1 miles)
- Qualcomm — semiconductors (32.8 miles) — HQ
- General Mills — consumer packaged goods (32.9 miles)
This 33-unit asset in Fallbrook offers exposure to a renter-heavy neighborhood profile alongside a high-cost ownership landscape that can sustain multifamily demand. Neighborhood occupancy trends near national mid-range levels, while renter concentration is elevated versus the U.S., supporting a deeper tenant base and potential leasing stability. Within a 3-mile radius, population has grown in recent years and households are projected to increase through 2028, which can support absorption and renewal performance. According to CRE market data from WDSuite, elevated home values relative to incomes in the area tend to favor rentals, with amenities like pharmacies and parks comparing well against national benchmarks.
Key considerations include selective amenity gaps (notably grocery and cafés) and safety readings that trail metro and national norms, both of which argue for disciplined operations, targeted resident services, and sensible security planning. Overall, the thesis centers on steady demand drivers with room for value creation through management, unit programming, and renter-aligned marketing.
- Renter-occupied share well above national average supports demand depth
- Neighborhood occupancy near national mid-range points to stable leasing
- High-cost ownership market can reinforce rental reliance and pricing power
- Diverse nearby employment base (biotech, energy, tech, CPG) aids retention
- Risks: amenity gaps and below-average safety metrics require active management