| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 52nd | Poor |
| Demographics | 30th | Fair |
| Amenities | 23rd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 46896 Jefferson St, Indio, CA, 92201, US |
| Region / Metro | Indio |
| Year of Construction | 1987 |
| Units | 80 |
| Transaction Date | 2013-11-01 |
| Transaction Price | $7,650,000 |
| Buyer | Arches La Quinta, LP |
| Seller | La Quinta Springs, LLC |
46896 Jefferson St Indio Multifamily Investment
This 80-unit property offers value-add potential in a neighborhood with above-metro rent growth and stable demographics. Neighborhood-level occupancy reflects broader market conditions according to WDSuite's CRE market data.
This inner suburb neighborhood in Indio demonstrates solid fundamentals for multifamily investors, ranking above metro median among 997 neighborhoods in the Riverside-San Bernardino-Ontario metro. Neighborhood-level median rents of $1,682 have grown nearly 30% over the past five years, outpacing many comparable markets. The area maintains adequate grocery access with 1.76 stores per square mile, ranking in the top quartile nationally for this amenity category.
Demographics within a 3-mile radius show a stable tenant base of approximately 69,400 residents, with 35.6% of housing units renter-occupied. Household income growth of 34% over five years supports rental pricing power, while projected population growth of 3% through 2028 indicates expanding renter demand. The neighborhood's 1987 average construction year aligns closely with this property's vintage, suggesting consistent building stock and capital expenditure planning across comparable assets.
Home values averaging $423,000 with 76% appreciation over five years create a substantial ownership cost barrier that reinforces rental demand. The rent-to-income ratio remains manageable, supporting tenant retention and lease renewal rates. Forward-looking projections suggest continued household formation and income growth, with the renter pool expected to expand as demographic shifts favor multifamily housing demand.
Safety metrics for this neighborhood reflect mixed conditions that require investor attention. The area ranks 844th among 997 metro neighborhoods for overall crime, placing it in the lower portion of the regional safety spectrum. Property offense rates of approximately 881 incidents per 100,000 residents indicate elevated activity, though recent trends show a 10% decline year-over-year.
Violent crime rates present additional considerations, with the neighborhood ranking 876th regionally and experiencing an 84% increase over the past year. These trends warrant careful property management protocols and security investments. Investors should factor enhanced security measures and tenant screening into operating assumptions, as safety perceptions directly impact tenant retention and lease-up velocity in multifamily properties.
The local employment base provides limited anchor tenancy within immediate proximity, with corporate offices representing the primary employment category for area residents.
- Waste Management — waste services and environmental solutions (5.8 miles)
This 80-unit property built in 1987 presents a value-add opportunity in an inner suburb market with demonstrated rent growth momentum. The neighborhood's 30% rent appreciation over five years, combined with elevated home ownership costs, creates sustained demand for rental housing. Demographics within a 3-mile radius show household income growth of 34% and projected population expansion through 2028, supporting long-term occupancy fundamentals.
The property's construction vintage aligns with neighborhood averages, indicating predictable capital planning requirements and renovation upside potential. Commercial real estate analysis from WDSuite reveals above-metro performance in key rent growth metrics, while the substantial gap between ownership and rental costs reinforces tenant pool stability in this market segment.
- Strong rent growth trajectory with 30% appreciation over five years
- Value-add potential through strategic renovations and management improvements
- Demographic trends support expanding renter demand through 2028
- Ownership cost barriers reinforce rental market fundamentals
- Risk consideration: Safety metrics require enhanced security protocols and screening