| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Good |
| Demographics | 16th | Poor |
| Amenities | 52nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13355 Verbena Dr, Desert Hot Springs, CA, 92240, US |
| Region / Metro | Desert Hot Springs |
| Year of Construction | 1980 |
| Units | 96 |
| Transaction Date | 2005-03-30 |
| Transaction Price | $6,550,000 |
| Buyer | H & K Bella Vista LLC |
| Seller | Terracina Ltd |
13355 Verbena Dr Desert Hot Springs Multifamily Investment
Neighborhood occupancy has held in the low 90s and renter concentration is high in this neighborhood, supporting a stable tenant base, according to WDSuite’s CRE market data.
Situated in Desert Hot Springs within the Riverside–San Bernardino–Ontario metro, the immediate neighborhood is rated C+ and is competitive among metro peers (ranked 610 of 997 neighborhoods). Restaurants and daily services are comparatively convenient: restaurants score in the top quartile nationally, pharmacies are also above national norms, and grocery access sits above the national middle, while parks and cafes are sparse. These patterns suggest everyday needs are met locally, with limited lifestyle amenities that may modestly influence renter expectations and leasing strategies.
Renter demand fundamentals are a central strength. The share of renter-occupied housing units in the neighborhood is very high (top quartile nationally), indicating a deep tenant base that can support leasing continuity. Neighborhood occupancy is slightly above the national middle with an improving multi‑year trend, reinforcing the potential for steady absorption and renewal. Median asking rents are near the national middle, which helps position assets toward workforce renters while still requiring careful rent setting and renewal management.
Within a 3‑mile radius, population and household growth have been solid and are projected to continue, expanding the renter pool and supporting occupancy stability. WDSuite’s data shows recent growth in both households and families, with additional increases expected over the next five years, which typically translates into a larger tenant base for multifamily assets. The local income mix is broad, and mean and median household incomes are projected to rise, which can underpin rent growth potential provided affordability is monitored.
Home values in the neighborhood are elevated by national standards and the value‑to‑income ratio ranks among the upper percentiles nationwide. In practical terms, a high‑cost ownership market tends to sustain reliance on rental housing and can support pricing power; however, the neighborhood’s rent‑to‑income ratio sits at the high end, signaling affordability pressure that warrants proactive lease management and retention strategies. The average construction year for nearby stock is late‑1980s; this 1980 vintage asset is somewhat older, which points to potential value‑add and capital planning needs to remain competitive against slightly newer comparables.
Neighborhood‑level crime statistics are not available in WDSuite for this location, so investors should review city and submarket sources to understand recent trends. As with many Inner Suburb areas in the Riverside–San Bernardino–Ontario metro, safety conditions can vary by micro‑location and asset operations; well‑managed properties, lighting, and proximity to activated services often contribute to resident perceptions and retention.
From an investment perspective, the area’s stronger restaurant and pharmacy presence compared with national norms can support foot traffic and passive surveillance, while limited parks and cafes may reduce off‑site activation. Consider property‑level measures and local reporting as part of underwriting.
The broader Coachella Valley employment base supports workforce housing demand, with commuting access to industrial and corporate employers such as Waste Management and General Mills that can underpin leasing and retention for multifamily assets.
- Waste Management — environmental services (16.3 miles)
- General Mills — consumer packaged goods (43.3 miles)
This 96‑unit, 1980‑vintage multifamily property benefits from a deep renter base and steady neighborhood occupancy, with restaurants, groceries, and pharmacies accessible relative to national norms. The surrounding neighborhood’s elevated value‑to‑income dynamics reinforce reliance on rental housing, while a high rent‑to‑income ratio points to affordability pressure that should be managed via renewal and pricing discipline. According to CRE market data from WDSuite, renter concentration is among the highest nationally and occupancy has improved over multiple years, supporting a case for durable demand.
The asset’s earlier vintage versus nearby late‑1980s stock suggests potential value‑add and capital planning opportunities to enhance competitiveness and NOI. Demographic trends within a 3‑mile radius indicate population and household growth continuing over the next five years, expanding the tenant pool and supporting lease‑up and renewal prospects when paired with thoughtful amenity and unit‑finish positioning.
- High renter concentration and steady neighborhood occupancy support demand durability
- Elevated ownership costs in the area sustain reliance on multifamily housing
- 1980 vintage offers value‑add and capex levers versus slightly newer local stock
- 3‑mile population and household growth expands the tenant base over the medium term
- Risk: elevated rent‑to‑income and limited park/cafe amenities require careful lease and retention management