| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 61st | Fair |
| Demographics | 13th | Poor |
| Amenities | 25th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 81901 Shadow Palm Ave, Indio, CA, 92201, US |
| Region / Metro | Indio |
| Year of Construction | 1972 |
| Units | 36 |
| Transaction Date | 2019-11-26 |
| Transaction Price | $11,922,000 |
| Buyer | CHRISTIANSEN SENIOR APARTMENTS LP |
| Seller | LIH CHRISTIANSEN SENIOR LP |
81901 Shadow Palm Ave Indio Multifamily Investment
Neighborhood occupancy trends are steady with a substantial renter-occupied base; according to WDSuite’s CRE market data, elevated ownership costs in Riverside County help sustain multifamily demand.
Located in Indio’s inner-suburb fabric, the property benefits from a renter-occupied share near 50% at the neighborhood level, signaling depth in the tenant base that can support leasing stability. Neighborhood occupancy is around the national median and has trended upward over the past five years, which can help underpin cash flow consistency in typical cycles, based on CRE market data from WDSuite.
Everyday amenities skew toward essentials rather than lifestyle: restaurants and grocery options compare favorably to many U.S. neighborhoods (both around the upper quartile nationally), while cafes, parks, childcare, and pharmacies are relatively sparse. For investors, this mix points to workforce-oriented demand drivers and convenience retail rather than destination retail. Average school ratings in the immediate neighborhood register low on national benchmarks; investors may wish to underwrite marketing to a broad renter pool rather than families prioritizing top-rated school catchments.
Home values are elevated relative to local incomes (value-to-income ratio sits among the stronger percentiles nationally), which typically reinforces reliance on rental housing and can support lease retention. Median contract rents in the surrounding area are modest compared with larger California metros, helping balance affordability pressure and reducing turnover risk for value-oriented product.
Demographic statistics aggregated within a 3-mile radius show households have expanded even as overall population stayed roughly flat, implying smaller household sizes and continued formation of renter households. Forward-looking projections in the same 3-mile radius point to growth in households and a rising renter share, which would expand the tenant base and support occupancy over the medium term, according to WDSuite’s commercial real estate analysis.
Safety metrics for the neighborhood sit near the metro median (ranked around the middle among 997 Riverside–San Bernardino–Ontario neighborhoods), and below the national median when compared with neighborhoods nationwide. However, both violent and property offense rates have declined materially year over year, with improvement trending in the stronger quartiles nationally, according to WDSuite’s CRE market data. For underwriting, this combination suggests conditions that are improving from a relatively weaker national baseline, with risk best managed through standard security, lighting, and tenant screening measures.
Nearby employment is anchored by regional services that support a stable workforce renter base. The following employer presence provides commute convenience that can aid retention for workforce housing.
- Waste Management — environmental services (7.4 miles)
Built in 1972, this 36-unit asset is older than the neighborhood average vintage, pointing to value-add and capital planning opportunities to modernize interiors, systems, and curb appeal. At the neighborhood level, occupancy has been resilient and the renter-occupied share is high, indicating a broad tenant base for workforce-oriented units. Elevated ownership costs relative to incomes in this part of Riverside County further support sustained rental demand.
Within a 3-mile radius, households have grown and are projected to expand further alongside an increasing renter share, which can support lease-up and retention. According to CRE market data from WDSuite, local amenities are anchored by everyday retail (strong restaurant and grocery presence) rather than lifestyle offerings, aligning with a durable, necessity-driven renter profile.
- Older 1972 vintage supports value-add and system upgrades to drive NOI
- Neighborhood occupancy around the national median with five-year improvement
- High renter-occupied share and elevated ownership costs reinforce rental demand
- 3-mile household growth and projected renter pool expansion support leasing stability
- Risk: amenity mix and lower school ratings favor workforce positioning over premium rents