| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 61st | Fair |
| Demographics | 11th | Poor |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 91770 66th Ave, Mecca, CA, 92254, US |
| Region / Metro | Mecca |
| Year of Construction | 1990 |
| Units | 54 |
| Transaction Date | 2008-04-21 |
| Transaction Price | $522,500 |
| Buyer | MECCA AVENUE 66 COMMUNITY PARTNERS LP |
| Seller | MECCA APARTMENTS |
91770 66th Ave, Mecca CA — 54-Unit Multifamily Opportunity
Neighborhood occupancy trends indicate stable renter demand in this Riverside County inner-suburb, according to WDSuite’s CRE market data, with pricing set against a high-cost ownership backdrop. This positioning can support consistent leasing while leaving room for targeted value-add execution.
The property sits in Mecca within the Riverside–San Bernardino–Ontario metro, where the surrounding neighborhood is characterized by steady occupancy and an owner-leaning housing base. Neighborhood occupancy is in the mid-90s and ranks above the metro median, a constructive signal for maintaining leased units even as demand cycles shift. Renter-occupied share in the neighborhood is roughly one-third, indicating a defined but selective tenant pool that can reward well-managed, need-based housing.
Local retail and daily-needs amenities are limited within the immediate neighborhood footprint, and residents typically access services along broader Coachella Valley corridors. Average school ratings in the area trail national norms; investors should account for this in positioning, focusing on functional, dependable housing rather than lifestyle-driven premiums. Median home values in the neighborhood sit in a high national percentile relative to incomes, which reinforces reliance on rental options and can support lease retention for cost-conscious households.
Demographic statistics aggregated within a 3-mile radius show households increasing even as the population recently contracted, suggesting smaller household sizes and a larger share of households living in rental housing over time. Forward-looking projections point to growth in households and a rising renter pool by the middle of the decade, which would expand the tenant base and support occupancy stability.
Built in 1990, the asset’s vintage implies potential value-add through targeted unit renovations and systems updates to keep pace with renter expectations. With neighborhood rents positioned at income-supportable levels and occupancy competitive among Riverside–San Bernardino–Ontario neighborhoods, investors can prioritize durable finishes and operational efficiency to capture steady demand.
Safety indicators for the neighborhood are mixed relative to the metro and nation. Based on WDSuite’s data, the area ranks 869 out of 997 metro neighborhoods on crime, placing it below average locally and below the national median. Property and violent offense rates have shown recent year-over-year increases, so investors should underwrite for diligent security measures and active property management.
Practically, this means emphasizing lighting, access control, and resident engagement, and aligning insurance and operating reserves with a more conservative stance. Comparatively, assets that maintain strong on-site management in similar contexts can still achieve stable tenancy, but execution discipline matters.
Regional employment access is driven by industrial and services employers across the Coachella Valley; proximity to Waste Management supports workforce renter demand through practical commute ranges.
- Waste Management — environmental services (20.7 miles)
This 54-unit 1990 vintage asset aligns with workforce housing fundamentals in a neighborhood that maintains above-metro-median occupancy, supporting leasing durability through cycles. Median home values are elevated relative to local incomes, which sustains reliance on multifamily rentals and can aid retention at practical rent levels. According to CRE market data from WDSuite, the neighborhood’s occupancy is competitive within the metro, while 3-mile trends indicate growth in households and a larger renter pool over the next several years—favorable for keeping units filled with modest marketing spend.
The trade-off is limited on-block amenities, lower school ratings, and safety indicators that call for tighter management and CAPEX for common-area lighting, access control, and durable unit finishes. With thoughtful value-add focused on functionality rather than luxury, the asset can compete effectively against older stock and capture steady tenant demand.
- Above-metro-median neighborhood occupancy supports leasing stability
- Elevated ownership costs reinforce renter reliance and retention potential
- 3-mile outlook points to household growth and a larger renter pool
- 1990 vintage offers value-add via unit upgrades and systems modernization
- Risks: limited nearby amenities and below-median safety require active management