| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 61st | Fair |
| Demographics | 24th | Poor |
| Amenities | 46th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 46580 Desert Villa St, Indio, CA, 92201, US |
| Region / Metro | Indio |
| Year of Construction | 1972 |
| Units | 24 |
| Transaction Date | 2020-10-26 |
| Transaction Price | $340,000 |
| Buyer | PJCF LLC |
| Seller | JACOBS FAMILY TRUST |
46580 Desert Villa St Indio Multifamily Investment
This 24-unit property built in 1972 is positioned in a neighborhood with 60.1% renter-occupied units ranking in the top quartile nationally. Commercial real estate analysis shows strong rental demand fundamentals in the broader Riverside-San Bernardino metro area.
Located in Indio's inner suburb neighborhood, this 24-unit property sits within a rental-dominant area where 60.1% of housing units are renter-occupied, ranking in the top quartile nationally among 997 metro neighborhoods. The neighborhood maintains a 91.0% occupancy rate, providing stability for multifamily operations despite modest recent declines.
Built in 1972, this property aligns with the neighborhood's average construction year of 1988, indicating potential value-add opportunities through targeted capital improvements and unit renovations. Median contract rents of $1,240 in the immediate neighborhood reflect affordability relative to the broader metro, supporting tenant retention and steady occupancy.
Demographics within a 3-mile radius show a population of approximately 83,000 with projected growth to 89,500 by 2028, representing a 7.5% increase. Household formation is expected to expand by 25.6% over the same period, creating a larger renter pool to support multifamily demand. The area's median household income of $74,061 is projected to increase to $121,095, potentially supporting rent growth while maintaining affordability ratios.
The neighborhood benefits from strong grocery store density with 2.56 stores per square mile, ranking in the 87th percentile nationally, and robust restaurant access with 10.26 establishments per square mile. Pharmacy access ranks exceptionally high at the 99th percentile nationally, enhancing tenant convenience and neighborhood appeal.
Crime metrics indicate areas for ongoing monitoring, with property offense rates of 1,757 per 100,000 residents ranking 868th among 997 metro neighborhoods, placing it in the lower portion of regional performance. However, violent crime shows improvement trends with a 15.7% decline over the past year, ranking in the 65th percentile nationally for crime reduction.
While current safety metrics suggest below-average conditions relative to the metro area, the positive trend in violent crime reduction indicates potential neighborhood stabilization. Investors should factor security considerations into operational planning while monitoring ongoing improvement trends that could enhance long-term tenant appeal.
The surrounding employment base includes corporate operations that provide workforce housing demand for area residents.
- Waste Management — corporate offices (7.2 miles)
This 1972-vintage property offers value-add potential through strategic renovations while benefiting from strong rental fundamentals in the immediate neighborhood. The 60.1% renter-occupied share ranks in the top quartile nationally, indicating sustained multifamily demand. According to CRE market data from WDSuite, projected household growth of 25.6% within the 3-mile radius through 2028 supports expansion of the rental tenant base.
Median household income projections show significant upward movement from $74,061 to $121,095 by 2028, potentially supporting rent growth initiatives. The property's construction year creates opportunities for capital improvements that could capture increased rental premiums as the local demographic profile strengthens and rental demand expands.
- Strong rental market fundamentals with 60.1% renter-occupied units ranking top quartile nationally
- Projected 25.6% household growth through 2028 expanding tenant base
- Value-add renovation opportunities given 1972 construction year
- Income growth projections support future rent increases
- Risk: Below-average safety metrics require operational considerations and monitoring