| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 44th | Fair |
| Demographics | 22nd | Fair |
| Amenities | 4th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 17 W 4th St, Niland, CA, 92257, US |
| Region / Metro | Niland |
| Year of Construction | 1990 |
| Units | 38 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
17 W 4th St Niland CA Multifamily Investment
Neighborhood data points to a sizable renter base and relatively low asking rents that can support workforce demand, according to WDSuite’s CRE market data; note these occupancy and tenure indicators reflect the surrounding neighborhood, not the property.
Located in Niland within the El Centro, CA metro, the property is positioned in a suburban neighborhood with modest amenity density and car-oriented living. Neighborhood rents trend on the lower end nationally while the share of renter-occupied housing is elevated, indicating a deeper tenant pool and potential for steady leasing when units are competitively positioned. Home values sit near the national middle, which can temper move-outs to ownership and support retention for value-focused multifamily product.
Neighborhood occupancy is below national norms, suggesting that lease-up and renewal strategies may need to emphasize pricing discipline and basic conveniences. At the same time, the neighborhood’s renter-occupied share ranks 16th out of 52 metro neighborhoods (high relative to peers and the 82nd percentile nationally), which generally supports multifamily demand depth despite softer overall occupancy.
School outcomes offer a relative bright spot: the average school rating is 3.0 and the neighborhood ranks 3rd out of 52 within the metro while placing above average nationally (61st percentile). Amenity access is limited (few groceries, cafes, parks, or pharmacies nearby), so investors should not expect walkability to drive leasing; instead, value, functional unit layouts, and on-site convenience typically carry more weight in similar locations.
Demographic statistics are aggregated within a 3-mile radius. Over the last five years, households edged higher while population contracted, pointing to smaller household sizes and a renter pool that is reshuffling rather than rapidly expanding. Forecasts show households are expected to expand modestly, which supports a gradual increase in the local tenant base and can underpin occupancy stability for well-managed assets.
Comparable neighborhood-level safety metrics are not available in WDSuite for this area. Investors typically benchmark incident trends at the neighborhood and metro levels rather than block-by-block, and pair that review with on-the-ground screening and property-level security practices.
Given the suburban context and limited nearby amenities, underwriting should incorporate practical measures (lighting, access control, and resident engagement) and review multi-year trend data for the broader El Centro, CA metro to understand directional changes rather than any single-year fluctuation.
This 38-unit asset, built in 1990, offers mid-life vintage characteristics that can support a focused value-add program. Refreshing interiors, common areas, and key systems can improve competitive positioning in a neighborhood where asking rents are relatively low but the renter-occupied share is high, supporting demand depth. According to CRE market data from WDSuite, neighborhood occupancy trails national averages, so execution will hinge on disciplined pricing, basic conveniences, and resident services that drive lease retention.
Macro context is balanced: home values sit near the national midpoint, which can sustain renter reliance on multifamily housing, while 3-mile demographics point to a modest expansion in households that can gradually enlarge the tenant base. Limited amenity density means walkability is not a differentiator; investments that enhance livability on-site and address deferred maintenance are more likely to translate into stable occupancy and measured rent growth.
- 1990 vintage suggests clear value-add pathways (interiors, common areas, systems) with manageable capital planning.
- Elevated neighborhood renter-occupied share supports depth of tenant demand for competitively priced units.
- Mid-range home values reinforce renter reliance on multifamily, aiding retention for value-focused product.
- Modest household growth within 3 miles points to a gradually expanding renter pool and occupancy support.
- Risk: Neighborhood occupancy trails national levels; success depends on competitive positioning and operational execution.