| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Good |
| Demographics | 19th | Poor |
| Amenities | 22nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 81225 Fred Waring Dr, Indio, CA, 92201, US |
| Region / Metro | Indio |
| Year of Construction | 1974 |
| Units | 25 |
| Transaction Date | 2006-03-03 |
| Transaction Price | $2,200,000 |
| Buyer | GROUP XIII PROPERTIES LP |
| Seller | INDIO BERMUDA PALMS APARTMENTS LLC |
81225 Fred Waring Dr, Indio CA Multifamily Investment
Neighborhood occupancy sits in the low-90s with a moderate renter base, suggesting steady tenant demand for a 25-unit asset, according to WDSuite’s CRE market data. With 1970s vintage positioning in an inner-suburban location, investors can evaluate value-add potential against stable everyday-needs access.
The property is situated in an Inner Suburb of Indio where neighborhood occupancy is reported at 92.6% and remains slightly above the national median for similar areas, based on CRE market data from WDSuite. The neighborhood’s renter-occupied share is 30.8%, indicating a moderate renter concentration that can support leasing depth for small to mid-size multifamily assets.
Local amenities skew toward everyday convenience rather than lifestyle density. Grocery access is comparatively solid (competitive among Riverside–San Bernardino–Ontario neighborhoods), while café, park, childcare, and pharmacy density is limited. Restaurant coverage indexes above the national median, which supports daily livability even if walkable variety is thinner than core submarkets.
Construction trends show the area’s average build year around 2003, newer than this property’s 1974 vintage. For investors, the older vintage points to potential capital planning for systems and interiors, as well as renovation and repositioning upside relative to younger neighborhood stock.
Home values in the neighborhood benchmark above the national median with a higher value-to-income ratio (top quartile nationally). In practice, that high-cost ownership backdrop tends to sustain reliance on rental housing, which can support pricing power and lease retention for well-managed properties. Average school ratings track below metro norms, so underwriting should emphasize operations and affordability rather than school-driven demand.
Within a 3-mile radius, recent years show a slight population dip alongside growth in the number of households and smaller average household sizes—an orientation that typically expands the renter pool. Forward-looking indicators within the same 3-mile radius point to increases in households and incomes over the next several years, which would be supportive of rent growth and occupancy stability if realized.
Safety conditions should be evaluated with care. The neighborhood’s crime profile ranks below the metro median among 997 Riverside–San Bernardino–Ontario neighborhoods and falls below the national median for safety. This indicates higher-than-average crime exposure compared with many U.S. neighborhoods.
Recent year-over-year estimates point to an uptick in both property and violent offenses at the neighborhood level. For underwriting, investors often account for this with enhanced lighting, access control, and community standards, and by calibrating marketing toward tenants prioritizing value and convenience.
Nearby employment includes regional operations that support steady service and logistics employment, contributing to renter demand through commute convenience. The list below highlights a notable nearby employer.
- Waste Management — waste services corporate office (6.5 miles)
This 25-unit, 1974-vintage asset aligns with a value-add thesis in an inner-suburban Indio location where neighborhood occupancy trends sit in the low-90s and the renter base is moderate. According to CRE market data from WDSuite, local ownership costs benchmark on the higher side relative to incomes, which can reinforce reliance on rental housing and support retention for well-managed units. Amenity coverage favors groceries and restaurants over lifestyle density, pointing to stable “everyday needs” demand rather than premium walkability.
The neighborhood’s average construction year is newer than the subject, highlighting scope for renovations to improve competitive positioning against 2000s-era stock. Within a 3-mile radius, household growth and income gains are expected to expand the tenant base over the next several years, which would support occupancy stability and measured rent growth if realized. Underwriting should also factor below-median school performance and a weaker safety profile, with operating plans that emphasize security, durable finishes, and affordability.
- Value-add potential: 1974 vintage versus newer neighborhood stock suggests renovation and repositioning upside.
- Demand drivers: low-90s neighborhood occupancy and a moderate renter-occupied share support leasing stability.
- Rental tailwinds: higher ownership costs relative to incomes reinforce renter reliance and potential pricing power.
- Forward outlook: 3-mile household and income growth indicate a larger tenant base over time.
- Risks: below-median safety and limited lifestyle amenities require calibrated security and cost-conscious upgrades.