| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Poor |
| Demographics | 41st | Poor |
| Amenities | 39th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 465 W Clemmens Ln, Fallbrook, CA, 92028, US |
| Region / Metro | Fallbrook |
| Year of Construction | 1990 |
| Units | 60 |
| Transaction Date | --- |
| Transaction Price | $225,000 |
| Buyer | OWNERSHIP NAME INFORMATION |
| Seller | --- |
465 W Clemmens Ln Fallbrook CA Multifamily Investment
Neighborhood occupancy trends point to steady renter demand, and high-cost homeownership in North County supports lease stability; according to WDSuite’s CRE market data, the area’s rent-to-income near the low-20% range suggests manageable renter affordability.
Fallbrook sits in the San Diego-Chula Vista-Carlsbad metro’s inner suburban band, with neighborhood fundamentals that are competitive among 621 metro neighborhoods on renter concentration and broadly around the national median on occupancy. Elevated home values (top decile nationally) indicate a high-cost ownership market, which typically sustains multifamily demand and supports pricing power when managed with attention to affordability and retention.
Livability is mixed: parks and pharmacies score well versus national peers (upper quartiles), while immediate access to cafés and groceries is limited locally. Restaurants are present at levels that are above many suburban peers. For residents, this points to a car-oriented daily routine but access to essentials and open space that can aid leasing appeal.
Tenure data signal depth for multifamily: renter-occupied housing represents a meaningful share in the neighborhood, and within a 3-mile radius renters account for roughly half of occupied units. For investors, this indicates a sizable tenant base that can support occupancy stability as units turn.
Within a 3-mile radius, population has grown in recent years and household sizes have edged higher, expanding the local renter pool. Forecasts show household counts increasing through the period, with incomes projected to rise as well; together with rent growth projections, that backdrop supports sustained demand for well-managed units.
The asset’s 1990 construction is newer than the area’s average vintage (late 1970s), offering relative competitiveness versus older stock. Investors should still plan for ongoing system updates and selective modernization to meet current renter expectations and to capture value-add upside.
Relative to the San Diego-Chula Vista-Carlsbad metro, this neighborhood’s safety profile trends below the metro average and falls in the lower national percentiles, indicating higher reported crime levels than many U.S. neighborhoods. For investors, this suggests prudent emphasis on property-level security measures, lighting, and resident engagement to support retention and leasing.
Trend readings indicate property and violent incident rates that are not among the metro’s top-performing areas. Monitoring local law enforcement updates and neighborhood trends over time can help calibrate risk management and amenity strategies without relying on block-level assumptions.
Proximity to regional employers supports workforce housing demand and commute convenience, with life sciences, energy, distribution, and technology represented nearby. The list below reflects those anchors most relevant to renter demand and retention for this location.
- Gilead Sciences — biopharma offices (11.4 miles)
- NRG Energy — energy services (17.1 miles)
- Sysco — foodservice distribution (32.1 miles)
- Qualcomm — technology & wireless (32.8 miles) — HQ
- General Mills — consumer packaged goods (33.0 miles)
This 60-unit, 1990-vintage asset offers relative competitiveness versus older neighborhood stock while tapping a renter base reinforced by a high-cost ownership market. Neighborhood occupancy trends sit around the national median, and renter concentration is competitive within the metro, supporting day-to-day leasing stability when paired with disciplined rent setting and renewal management. Based on CRE market data from WDSuite, rent-to-income levels in the area remain manageable, which can aid retention even as rents trend upward.
Within a 3-mile radius, recent population growth and increasing household size point to a larger local tenant base. Looking forward, projected gains in household counts and incomes, alongside elevated for-sale pricing, should continue to support multifamily demand. The property’s vintage suggests limited structural obsolescence relative to older comparables, with scope for targeted upgrades to drive NOI.
- Newer-than-area-average 1990 vintage enhances competitiveness vs. older stock, with selective modernization potential
- High-cost ownership market reinforces reliance on rentals, supporting pricing power and lease-up
- Neighborhood occupancy near national median and competitive renter concentration underpin demand durability
- 3-mile trends show population growth and larger household sizes, expanding the renter pool
- Risks: below-metro-average safety profile and limited immediate café/grocery access require property-level mitigation and amenity strategy