| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 65th | Fair |
| Demographics | 26th | Fair |
| Amenities | 25th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13580 Don English Way, Desert Hot Springs, CA, 92240, US |
| Region / Metro | Desert Hot Springs |
| Year of Construction | 1986 |
| Units | 42 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
13580 Don English Way Desert Hot Springs Multifamily Investment
Stabilizing renter demand in Desert Hot Springs is supported by a growing local household base and a renter concentration that is competitive within the metro, according to CRE market data from WDSuite. Investors should view pricing and retention through the lens of a high-cost ownership market that tends to sustain reliance on rentals.
Desert Hot Springs sits within the Riverside–San Bernardino–Ontario metro and presents a mixed, investor-relevant profile. Neighborhood livability indicators are modest, with amenities limited relative to metro peers (amenities rank 562 among 997 metro neighborhoods), while parks access is comparatively better than many areas nationally. Day-to-day retail and services are present but not dense, so car-based living is typical.
Multifamily dynamics show a meaningful renter base: the share of housing units that are renter-occupied is competitive among Riverside–San Bernardino–Ontario neighborhoods (rank 344 of 997) and higher than many areas nationally. By contrast, neighborhood occupancy has trailed stronger submarkets in the metro in recent years (rank 806 of 997), suggesting leasing strategies should prioritize retention and targeted marketing to capture in-migration.
Within a 3-mile radius, WDSuite’s data indicates population and household growth over the last five years, with additional increases forecast over the next five, pointing to a larger tenant base and continued renter pool expansion. Household sizes are projected to trend higher, which can support demand for larger units and help stabilize occupancy as the area matures.
Ownership costs are elevated in a regional context (home values benchmark in higher national percentiles), and value-to-income ratios are also high. For investors, that high-cost ownership market reinforces multifamily demand and can aid lease retention and pricing power, particularly for well-maintained assets that offer more accessible rental options than buying.
School ratings in the neighborhood track below national norms, which may temper appeal for some family renters; however, workforce renters typically prioritize value, commute, and unit quality. Amenities like cafes and pharmacies are sparse locally, with grocery and parks access closer to middle-of-the-pack. These local dynamics underscore the importance of on-site features and property management to drive retention and resident satisfaction.
Vintage and competitive positioning: The neighborhood’s average construction year is 1984 (competitive among metro areas), and this property’s 1986 vintage positions it slightly newer than local stock. That can support leasing versus older assets while still warranting selective modernization of aging systems or unit interiors to meet renter expectations.
Safety signals are mixed and should be interpreted comparatively rather than at the block level. Nationally, WDSuite’s crime percentiles place the area in stronger safety tiers for both violent and property offenses compared with many neighborhoods across the U.S. At the metro level, however, the overall crime rank sits in the lower portion among 997 Riverside–San Bernardino–Ontario neighborhoods, indicating higher incident rates than numerous local peers.
Recent year-over-year readings show modest declines in both violent and property offense estimates, which is a constructive trend for operators monitoring turnover and insurance considerations. Investors should underwrite with conservative assumptions and consider security, lighting, and site activation strategies typical for suburban assets where safety metrics are uneven across submarkets.
13580 Don English Way is a 42-unit, 1986-vintage multifamily asset in Desert Hot Springs. The property benefits from a renter concentration that is competitive within the metro and from household and population growth within a 3-mile radius, supporting a deeper tenant base and occupancy stability over time. According to CRE market data from WDSuite, ownership costs benchmark high versus national norms, which tends to sustain reliance on rentals and can bolster lease retention for well-managed communities.
The 1986 vintage is slightly newer than the neighborhood average, offering relative competitiveness against older stock while leaving room for targeted value-add: system upgrades, common-area refreshes, and unit-level finishes to meet renter expectations. Amenity density is modest and schools track below national averages, so on-site features and management execution are key to outperformance.
- Renter-occupied share competitive in the metro, supporting multifamily demand depth
- 3-mile population and household growth expand the tenant base and help support occupancy
- High-cost ownership market reinforces rental reliance and potential pricing power
- 1986 vintage offers value-add potential via selective modernization and system upgrades
- Risk: amenity/school scores are below national norms; execution and on-site offerings are important