| 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 | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2200 E Donlon St Blythe Multifamily Opportunity
Neighborhood fundamentals point to renter reliance supported by ownership costs relative to local incomes, according to WDSuite’s CRE market data. Focus on durable, workforce demand in a rural submarket where lease-up velocity hinges on value positioning and practical amenities.
Situated in a rural pocket of Blythe within the Riverside–San Bernardino–Ontario metro, the neighborhood skews low-amenity with limited retail, cafés, parks, and services nearby. For investors, that typically means residents prioritize essential access and price-to-value over lifestyle offerings, placing a premium on competitive rents and reliable property management.
Neighborhood occupancy is below the metro median (ranked 882 of 997 metro neighborhoods) but has trended upward over the past five years, which can support steadier leasing when properties are priced well and maintained. Note that these occupancy figures reflect the broader neighborhood, not the property.
Within a 3-mile radius, a sizable renter-occupied share (mid-40s percent) indicates meaningful depth for multifamily demand and a broad tenant base for workforce housing. Over the last five years, population contracted while household counts declined; forward-looking projections show smaller household sizes and an increase in total households, which typically supports absorption for efficiently sized units and management strategies focused on retention.
Home values are modest in absolute terms but ownership costs relative to incomes trend elevated for the market (value-to-income near the top quartile nationally). For multifamily, this dynamic often sustains renter reliance and can aid lease retention and pricing power when homes are well-maintained and operations are consistent. Based on CRE market data from WDSuite, area rents remain value-oriented today with projected growth over the next few years, suggesting potential to capture measured rent steps alongside improvements.
Safety signals are mixed. Nationally, the neighborhood performs above average on both property and violent crime safety percentiles (top quartile compared with neighborhoods nationwide), while within the metro its crime rank indicates relatively higher incident concentrations than many Riverside–San Bernardino neighborhoods (70th out of 997 suggests elevated activity). Recent data also show property offense rates declining sharply year over year, which is constructive but warrants continued monitoring.
Investors should benchmark underwriting to metro comps, maintain conservative loss assumptions, and lean on active security, lighting, and resident engagement to support retention and reduce avoidable incidents over time.
The investment case centers on renter demand durability and operational execution. The surrounding neighborhood shows below-median metro occupancy but improving momentum, which, combined with a mid-40s percent renter-occupied mix within 3 miles, indicates a tangible tenant pool for well-run workforce housing. Elevated ownership costs relative to incomes for the market reinforce renter reliance, supporting lease retention when properties compete on value and reliability. According to CRE market data from WDSuite, local rents start from a value-oriented base with projected growth, creating room for disciplined rent steps tied to service quality and modest enhancements.
Key risks include rural amenity scarcity, mixed safety signals within the metro, and historical population softness; each requires cautious underwriting, proactive maintenance, and focused tenant experience to sustain occupancy and reduce turnover.
- Renter reliance supports depth of demand and lease retention
- Value-oriented rents with room for measured growth on execution
- Improving neighborhood occupancy trends despite below-metro baseline
- Elevated ownership costs relative to incomes reinforce multifamily positioning
- Risks: rural amenity gaps, mixed metro safety rank, and demographic softness