| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 66th | Fair |
| Demographics | 19th | Poor |
| Amenities | 44th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 65568 Acoma Ave, Desert Hot Springs, CA, 92240, US |
| Region / Metro | Desert Hot Springs |
| Year of Construction | 2009 |
| Units | 50 |
| Transaction Date | 2019-09-30 |
| Transaction Price | $7,125,000 |
| Buyer | Hebish Shahid Living Trust |
| Seller | Celadon Investment, LLC |
65568 Acoma Ave Desert Hot Springs Multifamily
Built in 2009 with 50 units, this asset sits in a neighborhood where occupancy is above the national median, according to WDSuite’s CRE market data, supporting stable renter demand and potential retention advantages.
The property’s 2009 vintage is newer than the neighborhood’s average construction year, positioning it competitively versus older stock while still warranting routine capital planning as building systems age. Average unit sizes around 1,259 sq. ft. suggest family-friendly layouts that can aid tenant retention and deepen the leasing pool.
Neighborhood fundamentals indicate steady performance for multifamily. WDSuite’s CRE market data places neighborhood occupancy above the national median, and roughly half of housing units within a 3-mile radius are renter-occupied, pointing to a sizable tenant base that can support leasing stability. Median contract rents in the 3-mile area remain accessible relative to incomes, implying manageable affordability pressure that can help with renewals while allowing measured pricing strategy.
Local amenity density is mixed. Grocery, parks, and pharmacies track around the upper-mid national percentiles, supporting day-to-day livability, while cafes and childcare options are comparatively sparse. Restaurant density sits near the national middle. For investors, this mix suggests practical convenience for residents but fewer lifestyle-driven amenities, making on-site features and management quality important differentiators.
Ownership costs in the neighborhood are elevated relative to incomes by national standards, which can reinforce reliance on rental housing and help sustain renter demand. At the same time, neighborhood NOI per unit benchmarks are competitive nationally, signaling revenue potential if operations and unit quality are maintained.
Safety indicators are mixed in comparative terms. Based on WDSuite’s data, the neighborhood sits near the national middle overall, with property crime levels comparing favorably to many U.S. neighborhoods (higher national safety percentile), while violent offense rates have recently trended less favorably. Within the Riverside–San Bernardino–Ontario metro, ranks place the area around the middle of the 997 neighborhoods, indicating neither an outlier risk nor a clear advantage.
For underwriting, this translates to a monitor-and-manage stance: emphasize lighting, access control, and resident engagement, and track year-over-year trends given the recent uptick in violent incidents alongside relatively better property crime comparisons.
Regional employers within commuting range provide diversified wage bases that can underpin renter demand. Notable nearby corporate offices include Waste Management and General Mills.
- Waste Management — environmental services (17.5 miles)
- General Mills — consumer packaged goods (42.1 miles)
This 50-unit 2009 multifamily asset offers scale, newer construction relative to nearby housing, and larger floor plans that can support family-oriented demand and lease retention. Neighborhood occupancy trends track above the national median, and within a 3-mile radius population and household counts have been expanding, supporting a broader tenant base and occupancy stability. According to CRE market data from WDSuite, ownership costs are elevated relative to incomes in the area, which can sustain reliance on rentals, while rent burdens remain comparatively manageable—an attractive setup for disciplined revenue management.
Forward-looking indicators show continued growth in households and incomes within 3 miles, with projected rent levels rising from today’s base. Amenity density is practical but not lifestyle-heavy, making on-site quality and operations central to competitiveness. Given the asset’s vintage, investors should plan for normal mid-life CapEx and consider targeted value-add to keep finishes competitive versus newer deliveries across the metro.
- Newer 2009 vintage versus local stock supports competitive positioning with manageable mid-life CapEx planning.
- Above-median neighborhood occupancy and a growing 3-mile renter base support leasing stability and retention.
- Larger average unit sizes enhance appeal to households, aiding depth of demand and lease duration.
- Elevated ownership costs reinforce multifamily demand, while rent burdens remain comparatively manageable for residents.
- Risks: mixed safety trends and limited lifestyle amenities place a premium on on-site quality, security, and management execution.