| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 43rd | Poor |
| Demographics | 26th | Fair |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2200 E Donlon St, Blythe, CA, 92225, US |
| Region / Metro | Blythe |
| Year of Construction | 1999 |
| Units | 81 |
| Transaction Date | 2023-07-06 |
| Transaction Price | $1,878,000 |
| Buyer | CASA ENCINAS BLYTHE LLC |
| Seller | DOUBLE TOV LLC |
2200 E Donlon St Blythe Multifamily Investment
Workforce-oriented asset in a rural Riverside County pocket where renter demand is supported by a sizable tenant base within three miles, according to WDSuite’s CRE market data. Neighborhood occupancy trends have improved, but investors should underwrite conservative lease-up and retention assumptions.
Blythe sits on the far eastern edge of the Riverside–San Bernardino–Ontario metro with a distinctly rural profile. Amenities are sparse in the immediate neighborhood, and residents rely on auto-oriented access for daily needs. Against national CRE trends, this submarket skews lower density with limited retail and services nearby, which can reduce walkable appeal but also helps properties cater to stable, drive-to-work renter cohorts.
Neighborhood-level occupancy is measured for the surrounding area, not the property. The local neighborhood’s occupancy rate remains below typical metro readings but has trended up over the last five years, indicating some improvement in absorption and leasing conditions based on CRE market data from WDSuite. Median home values are lower than coastal California, yet relative to local incomes the ownership market still reads as a high-cost ownership market in national context (value-to-income sits in a higher national percentile), which can reinforce reliance on multifamily rentals and support pricing power at attainable rent points.
Within a 3-mile radius, demographics show a modest contraction in population over the past five years alongside a smaller average household size ahead, pointing to shifting household composition. Despite the softer population trend, a renter-occupied share around the mid-40s within three miles indicates a meaningful tenant base for multifamily leasing. Forecasts in WDSuite point to rising contract rents over the next five years in this radius, which supports a case for steady rent roll management while monitoring affordability pressure and lease management considerations.
Compared with metro peers, the neighborhood’s overall rating sits in the lower tier (D) and ranks 967 out of 997 Riverside–San Bernardino–Ontario neighborhoods, placing it below the metro median. Amenity density measures, including grocery and restaurants, are also at the bottom of the metro distribution (ranks near 997 of 997), underscoring the car-dependent nature of the area. For investors, the draw is less about lifestyle convenience and more about serving local workforce housing demand with disciplined expense control and thoughtful renewals.
Safety metrics reference the broader neighborhood, not the property. The area ranks 70 out of 997 Riverside–San Bernardino–Ontario neighborhoods on WDSuite’s crime index, which is above the metro median and competitive among metro peers. Nationally, the neighborhood sits in roughly the low-70s percentiles for overall safety, signaling comparatively favorable conditions versus many neighborhoods nationwide.
Violent offense rates benchmark in the low-80s percentiles nationally (safer than most areas), while property offenses are in the mid-70s percentiles. Recent WDSuite readings indicate property offense estimates declined by roughly half year over year, suggesting improving trends; nonetheless, investors should continue standard security and lighting best practices and verify recent comps and call-for-service patterns during diligence.
This 81-unit asset is positioned as workforce housing in a rural pocket of Riverside County where the renter pool within a 3-mile radius remains sizable and rent levels trend upward, according to CRE market data from WDSuite. Neighborhood occupancy readings have improved though remain soft, so the thesis centers on durable tenant demand at attainable price points, operational efficiency, and turnover management.
Home values are modest by California standards but comparatively high relative to local incomes, which sustains renter reliance on multifamily housing. Forward views for the 3-mile area show smaller household sizes and rising contract rents, supporting lease renewal strategies; key risks include amenity scarcity, population drift, and the need for careful affordability and retention management.
- Workforce housing profile with a meaningful renter-occupied base within 3 miles supporting demand depth
- Upward rent trajectory in the 3-mile radius supports steady revenue management and renewal capture
- Ownership costs relative to local incomes reinforce renter reliance and potential pricing power at attainable levels
- Risk: neighborhood occupancy remains soft; underwriting should assume conservative lease-up and retention
- Risk: sparse amenity base and rural location require car-oriented resident profile and may affect lease-up velocity