| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Best |
| Demographics | 54th | Best |
| Amenities | 39th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1113 Rancho Frontera Ave, Calexico, CA, 92231, US |
| Region / Metro | Calexico |
| Year of Construction | 2002 |
| Units | 20 |
| Transaction Date | 2000-12-13 |
| Transaction Price | $540,000 |
| Buyer | VICTORIA MANOR SENIOR APARTMENTS LP |
| Seller | HOUSING AUTHORITY OF CITY OF CALEXICO |
1113 Rancho Frontera Ave Calexico Multifamily Investment
This 20-unit property sits in a neighborhood where median household income ranks 1st among 52 metro neighborhoods and occupancy trends remain near 89%, according to CRE market data from WDSuite.
The neighborhood surrounding 1113 Rancho Frontera Ave holds an A+ rating and ranks 3rd overall among 52 neighborhoods in the El Centro metro. Median household income within the immediate neighborhood reaches $130,304—ranking 1st metro-wide and placing in the 89th percentile nationally—a signal of purchasing power that supports rent affordability and lease retention. Neighborhood-level occupancy stands at 89.0%, ranking 17th among metro neighborhoods and placing in the 41st percentile nationally, indicating competitive but stable absorption dynamics. Within a 3-mile radius, the population totals approximately 35,673 residents, with households averaging 4.1 members. Five-year demographic projections indicate household counts rising 22.5% and renter-occupied units expanding 47.3%, broadening the tenant base and supporting sustained multifamily demand.
Median contract rent in the neighborhood is $1,250, ranking 6th metro-wide and in the 68th percentile nationally. The rent-to-income ratio of 0.09 ranks 3rd among metro neighborhoods and sits in the 88th percentile nationally, reflecting strong affordability that reduces lease-management friction and supports tenant retention. Median home values of $329,683 (8th metro-wide, 66th percentile nationally) limit ownership accessibility for many households, reinforcing reliance on rental housing and sustaining depth of multifamily demand. Renter-occupied housing represents 23.6% of neighborhood units (34th metro-wide, 57th percentile nationally), a moderate concentration that still translates to meaningful rental demand given income strength and ownership cost dynamics.
Built in 2002, the property matches the neighborhood's average construction year of 2002, which ranks 6th among metro neighborhoods and places in the 87th percentile nationally. This vintage positions the asset competitively within a newer building stock, reducing near-term capital expenditure pressure while maintaining appeal to quality-focused tenants. Average unit size of 681 square feet aligns with compact, efficient floor plans common in the submarket. Amenity density is mixed: grocery stores and pharmacies each register 1.55 per square mile (9th and 5th metro-wide, respectively), supporting daily convenience, while cafés, childcare centers, and parks are absent within the immediate walkable area. The overall amenity rank of 14th among 52 neighborhoods (39th percentile nationally) reflects functional but not premium access, a trade-off that income-strong households may offset through vehicle access and regional retail corridors.
The neighborhood's 22.9% bachelor's-degree attainment rate (6th metro-wide, 68th percentile nationally) and classification as an "Inner Suburb" suggest a stable, family-oriented resident profile. COVID-resilience metrics rank 13th metro-wide (68th percentile nationally), indicating relative economic stability during recent shocks. Forward-looking household income projections within the 3-mile radius show median income rising modestly to $62,328 by 2028, a 4.0% increase, while mean income declines slightly—signaling potential income polarization that warrants monitoring for lease pricing and tenant mix. Nonetheless, the combination of strong current incomes, expanding renter counts, and limited ownership competition underpins a durable multifamily investment thesis for long-term holders.
Crime data for this neighborhood are not currently available in WDSuite's CRE market data. Investors evaluating 1113 Rancho Frontera Ave should conduct independent due diligence, including consultation with local law enforcement, review of municipal crime reports, and on-site visits at varied hours. In the absence of quantified crime metrics, consider proxy indicators such as tenant turnover history, property insurance premiums, and feedback from current or prospective residents to inform risk assessment and underwriting assumptions.
No qualifying employer data with verified distances are available for this location at this time. Investors should conduct independent research into local employment anchors, commute patterns, and workforce housing dynamics that may influence tenant demand and lease stability in the Calexico submarket.
1113 Rancho Frontera Ave offers a 20-unit opportunity in a neighborhood distinguished by top-tier household incomes and expanding renter counts. Median household income of $130,304 ranks 1st among 52 El Centro metro neighborhoods and places in the 89th percentile nationally, supporting strong rent affordability—reflected in a rent-to-income ratio of 0.09 that ranks 3rd metro-wide and 88th percentile nationally. Neighborhood-level occupancy of 89.0% signals competitive but stable absorption, while demographic projections within a 3-mile radius show households rising 22.5% and renter-occupied units expanding 47.3% over five years, broadening the tenant base and reinforcing multifamily demand. Elevated home values of $329,683 (8th metro-wide, 66th percentile nationally) limit ownership accessibility, sustaining reliance on rental housing and supporting lease retention. Built in 2002, the property aligns with the neighborhood's newer average vintage (87th percentile nationally), reducing near-term capital expenditure needs while maintaining competitive positioning.
According to multifamily property research from WDSuite, the combination of income strength, affordability cushion, and renter pool expansion underpins a durable hold thesis for long-term investors. Mixed amenity access—strong grocery and pharmacy density but limited walkable cafés and parks—may constrain appeal to car-free households, a consideration for tenant mix and retention strategies. Forward-looking income projections show modest median growth (+4.0%) but declining mean income, signaling potential polarization that warrants attention in lease pricing and credit screening. Investors should also conduct independent crime and employer due diligence given data gaps in those categories. Overall, this asset benefits from a neighborhood profile that favors stability, affordability, and demographic tailwinds, positioning it for consistent cash flow in a smaller metro with strong income fundamentals.
- Top-tier household income (1st of 52 metro neighborhoods, 89th percentile nationally) supports rent affordability and lease retention
- Projected 47.3% expansion in renter-occupied units over five years broadens tenant base and reinforces multifamily demand
- Elevated home values and strong rent-to-income ratio (3rd metro-wide, 88th percentile nationally) sustain reliance on rental housing
- 2002 vintage aligns with newer neighborhood stock (87th percentile nationally), reducing near-term capital expenditure pressure
- Risk considerations: mixed amenity access, forward income polarization, and absent crime/employer data require independent due diligence