| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 61st | Fair |
| Demographics | 14th | Poor |
| Amenities | 62nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 82597 Miles Ave, Indio, CA, 92201, US |
| Region / Metro | Indio |
| Year of Construction | 1973 |
| Units | 34 |
| Transaction Date | 2014-08-06 |
| Transaction Price | $2,375,000 |
| Buyer | 82597 MILES RE HOLDINGS LLC |
| Seller | GARDNER INVESTMENTS LLC |
82597 Miles Ave, Indio CA Multifamily Investment
Neighborhood occupancy remains steady and grocery/pharmacy access is strong, according to WDSuite’s CRE market data, suggesting durable renter demand for well-managed units in this Inner Suburb pocket. Focused operations and thoughtful upgrades can position the asset competitively against older local stock.
Located in Indio’s Inner Suburb, the property sits in a neighborhood with a B- rating and occupancy measured at the neighborhood level near the mid-90s over recent periods, signaling generally stable leasing conditions. Relative to the metro’s 997 neighborhoods, the area is above the metro median on overall neighborhood performance, and grocery, restaurant, and pharmacy access test competitively versus national peers (top decile nationally for groceries and pharmacies; restaurants also strong). Cafes and childcare are thinner locally, so resident convenience skews toward daily-needs retail over third places.
Renter concentration within the neighborhood is high, with a materially elevated share of housing units renter-occupied versus many metro peers. For multifamily investors, that depth tends to support a larger tenant pool and steadier absorption, particularly for functional unit mixes and value-oriented finishes. Neighborhood median rent levels trend below many California metros, which can aid lease retention while still allowing measured revenue management.
Within a 3-mile radius, households have grown in recent years and are projected to expand further, pointing to a larger tenant base ahead. While population dipped slightly in the last cycle, forecasts indicate growth alongside an increase in total households, which typically supports occupancy stability and incremental demand for rental units. The area’s value-to-income profile reflects a higher-cost ownership market relative to incomes, which tends to sustain reliance on multifamily housing and can underpin pricing power for well-located assets.
The asset’s 1973 vintage is modestly newer than the neighborhood average year of construction. That positioning can offer a competitive edge versus older stock, though investors should still plan for aging systems and strategic modernization to meet renter expectations and support rent trade-outs.
Safety outcomes in the immediate neighborhood trail metro and national benchmarks. Based on ranks among 997 metro neighborhoods, crime levels are in the weaker cohort rather than the top half. Nationally, safety percentiles indicate the area compares below average to many neighborhoods across the country.
That said, recent trend data shows property offenses declining year over year, which is a constructive directional signal. Investors typically reflect these dynamics in underwriting via security, lighting, and property management practices to support tenant retention and maintain leasing performance.
Nearby employment includes corporate services that contribute to a diversified local workforce and commuting base, supporting multifamily renter demand. The list below highlights a proximate employer relevant to workforce housing dynamics.
- Waste Management — environmental services (7.9 miles)
This 34-unit, 1973 asset offers exposure to an Inner Suburb submarket with stable neighborhood occupancy, strong daily-needs retail access, and a renter base that skews toward multifamily living. According to CRE market data from WDSuite, the surrounding neighborhood’s grocery, restaurant, and pharmacy access outperforms national norms, supporting day-to-day livability and retention. The vintage slightly surpasses the local average age, suggesting potential competitive positioning versus older stock while still warranting targeted capital planning for systems and interiors.
Within a 3-mile radius, households have increased and are projected to expand further, implying a larger tenant base and support for occupancy. Neighborhood rent levels remain relatively accessible in context, which can help balance affordability pressure and reduce turnover. Elevated ownership costs in the area reinforce renter reliance on multifamily housing, while steady neighborhood occupancy provides a backdrop for disciplined revenue management. Key watch items include safety metrics that trail metro averages and school ratings that are lower than national norms, both of which should be addressed through operations and community engagement.
- Stable neighborhood occupancy and deep renter-occupied housing share support leasing consistency.
- 1973 vintage is newer than local average, with value-add potential through system and interior upgrades.
- Strong daily-needs access (groceries, pharmacies, restaurants) aids retention and day-to-day convenience.
- 3-mile household growth and forecasts indicate a larger tenant base and support for occupancy stability.
- Risks: below-average safety metrics and lower school ratings; underwrite operations, security, and leasing strategy accordingly.