| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Good |
| Demographics | 29th | Fair |
| Amenities | 13th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 84550 52nd Ave, Coachella, CA, 92236, US |
| Region / Metro | Coachella |
| Year of Construction | 2003 |
| Units | 72 |
| Transaction Date | 2023-08-10 |
| Transaction Price | $7,760,500 |
| Buyer | ORCHARD VILLAS APARTMENTS LP |
| Seller | FREDERICK & 52 II LIMITED PARTNERSHIP |
84550 52nd Ave Coachella Multifamily Opportunity
Stabilized renter demand in the surrounding neighborhood and tight occupancy, according to WDSuite s CRE market data, suggest durable leasing fundamentals with room for value-add at a 2003 vintage asset.
The property sits in Coachella s inner-suburban fabric where neighborhood-level occupancy is exceptionally tight; this refers to the neighborhood, not the property, and signals resilient leasing conditions for multifamily owners. Median home values in the neighborhood skew elevated relative to many U.S. areas (nationally around the 73rd percentile), which often sustains renter reliance on multifamily housing and can support pricing power when managed carefully.
Renter concentration in the neighborhood is substantial, with just over half of housing units renter-occupied. For investors, this indicates a deep tenant base and supports ongoing demand for garden and mid-scale multifamily. Average school ratings in the neighborhood are near the upper half nationally (about a 3.0 average and around the 61st percentile), a factor that can aid retention for family-oriented units.
Amenities are mixed: restaurant density performs well versus national peers (around the 78th percentile), while cafes, groceries, parks, and pharmacies are sparse in the immediate neighborhood. This pattern tends to favor value-oriented properties that offer on-site conveniences or position leasing around drive-time access to services elsewhere in the metro. The building s 2003 construction is newer than much of the local housing stock (neighborhood average vintage trends older), which can enhance competitive positioning versus pre-1980 assets while still warranting selective modernization for systems and finishes.
Within a 3-mile radius, recent data show a modest population contraction even as household counts have increased, suggesting smaller household sizes and a gradual expansion of the renter pool. Looking ahead, WDSuite s commercial real estate analysis indicates forecasts calling for growth in both population and households, which would expand the addressable tenant base and support occupancy stability at similar properties.
Neighborhood safety indicators are mixed when compared nationally. Overall crime sits below the national median (around the 44th percentile), with property crime showing notable year-over-year improvement and a downward trend, while violent crime metrics track closer to the lower national percentiles. These statistics describe the neighborhood, not the property, and should be weighed alongside standard risk management measures such as lighting, access control, and resident screening.
Nearby employment includes regional environmental services operations, supporting workforce housing demand and commute convenience for renters in this submarket.
- Waste Management environmental services (11.1 miles)
Built in 2003 with 72 units, the asset benefits from a neighborhood with very tight occupancy and a renter-occupied housing share that supports a durable tenant base. Based on CRE market data from WDSuite, the surrounding area s elevated ownership costs relative to many U.S. neighborhoods reinforce reliance on rentals, while household growth within a 3-mile radius points to a larger tenant pool even as household sizes adjust.
The vintage provides competitive positioning versus older stock, with potential to capture upside through targeted renovations and operational efficiencies. Amenities are limited locally beyond restaurants, so positioning around drive-time access and on-site conveniences can aid leasing and retention. Key watchpoints include a mixed safety profile and the need to underwrite capital for mid-life building systems.
- Tight neighborhood occupancy supports leasing stability and consistent absorption
- 2003 construction offers competitive edge vs. older local stock with value-add potential
- Elevated ownership costs in the area sustain renter demand and pricing power when managed
- Household growth within 3 miles expands the addressable renter base over time
- Risks: mixed safety metrics and capital planning for mid-life systems