| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 59th | Poor |
| Demographics | 16th | Poor |
| Amenities | 38th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1492 Orchard Ave, Coachella, CA, 92236, US |
| Region / Metro | Coachella |
| Year of Construction | 1986 |
| Units | 50 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1492 Orchard Ave Coachella Multifamily Investment
Neighborhood occupancy is notably resilient and supports stable cash flow potential, according to WDSuite’s CRE market data. The area’s owner-leaning tenure suggests a defined renter segment where well-positioned assets can maintain leasing velocity.
Situated in Coachella within the Riverside–San Bernardino–Ontario metro, the neighborhood posts occupancy levels in the top quartile nationally and is competitive among metro peers (ranked 150 of 997 neighborhoods), based on CRE market data from WDSuite. For investors, that translates to historically steady lease-up and reduced downtime risk relative to softer submarkets.
Renter concentration for the neighborhood is under half of housing units, indicating an owner-leaning area that can still support multifamily demand with a defined tenant base. Within a 3-mile radius, households increased over the last five years even as population edged lower, signaling smaller household sizes and a shift that can sustain rental demand and support occupancy stability. Forward-looking projections point to additional population and household gains by 2028, implying a larger tenant pool and ongoing leasing support.
Daily needs access is mixed: restaurants are present at moderate density, while grocery, pharmacy, and cafe counts are limited in the immediate neighborhood. On the positive side, parks and childcare access rank well above metro median levels (both in the top quintile nationally), adding livability drivers that can aid retention. Average school ratings trail national norms, which may warrant a value-forward positioning rather than a family-premium strategy.
Home values sit in a high-cost-ownership context for the area, reinforcing renter reliance on multifamily housing and supporting pricing power when paired with strong occupancy. Rent-to-income levels appear manageable in this neighborhood framework, which can aid lease renewals and reduce turnover risk, while still requiring disciplined lease management as conditions evolve.
Safety metrics for the neighborhood are around the national average overall, with a crime rank near the metro median (492 out of 997 neighborhoods). Recent trend data is constructive: estimated property and violent offense rates have declined year over year, placing these improvements above many U.S. neighborhoods. This trajectory suggests conditions are stabilizing relative to prior periods, though investors should continue standard risk controls and monitor submarket trends.
Employment access is supported by regional service and industrial employers within commuting range, which can underpin workforce renter demand and help with leasing stability. Nearby employers referenced below are representative of this base.
- Waste Management — environmental services (11.7 miles)
This 50-unit asset, built in 1986, is newer than much of the surrounding housing stock, offering relative competitiveness against older inventory while leaving room for targeted system upgrades and value-add renovations. Neighborhood occupancy ranks in the top quartile nationally and competitive among metro peers, which supports consistent leasing and lower downtime risk. According to CRE market data from WDSuite, the area’s owner-leaning tenure and manageable rent-to-income dynamics reinforce a durable renter base when paired with disciplined operations.
Within a 3-mile radius, households have grown even as population softened modestly, pointing to smaller household sizes and a renter pool that can expand as projections indicate more households by 2028. Amenity access is mixed—parks and childcare score well, while grocery and cafes are sparse—favoring a practical, value-forward positioning and resident services that enhance retention. Key risks include modest school ratings, limited retail immediacy, and the need to budget for mid-life capital items given the 1986 vintage.
- High neighborhood occupancy (top quartile nationally) supports stable leasing
- 1986 vintage offers competitive positioning with clear value-add upgrade paths
- Owner-leaning area with manageable rent-to-income levels supports renewals
- 3-mile household growth and projected gains point to a larger renter pool
- Risks: limited nearby retail, lower school ratings, and mid-life capex planning