| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 61st | Fair |
| Demographics | 11th | Poor |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 91900 66th Ave, Mecca, CA, 92254, US |
| Region / Metro | Mecca |
| Year of Construction | 2005 |
| Units | 23 |
| Transaction Date | 2018-09-14 |
| Transaction Price | $3,000,000 |
| Buyer | MECCA III LP |
| Seller | MECCA APARTMENTS III |
91900 66th Ave Mecca Multifamily Investment
Neighborhood occupancy trends remain stable, supporting a 23-unit asset’s cash flow durability according to WDSuite’s CRE market data. Positioning in Mecca offers workforce housing appeal with measured rent levels relative to incomes.
Livability skew s toward workforce housing fundamentals. Neighborhood occupancy is in the mid-90s and is above the metro median among 997 Riverside–San Bernardino–Ontario neighborhoods, indicating stable renter demand at the neighborhood level rather than the property.
Amenities within the immediate neighborhood are limited, with few retail, grocery, or park options close by. Investors should underwrite for car-dependent living and emphasize on-site functionality and services to support retention.
Within a 3-mile radius, recent years show population contraction while the number of households increased, reflecting smaller household sizes and a broader renter pool. Forward-looking projections point to additional household expansion, which can support occupancy stability and future leasing velocity if delivered product matches local price points.
Home values sit around the national midpoint, but ownership looks relatively high-cost versus local incomes, which can sustain reliance on rental housing and support pricing power for value-oriented units. Average local school ratings are below national norms; lease-up strategies should focus on affordability and convenience rather than school-driven demand.
In commercial real estate analysis terms, the neighborhood ranks competitively on occupancy (top quartile nationally) yet trails on amenities and demographics, suggesting an operations-first strategy emphasizing efficient turns, resident services, and targeted upgrades over amenity-heavy programming.
Safety indicators are mixed. Compared with neighborhoods nationwide, this area tracks below average on safety (crime metrics land in lower national percentiles), and trends show a recent-year uptick in reported property and violent offenses. At the metro level, the neighborhood’s crime rank sits in the lower half among 997 peer neighborhoods, so risk management and lighting, access control, and visibility should be part of the operating plan.
Investors should benchmark incident trends over multiple years and coordinate with local resources. Positioning the asset with clear on-site policies and preventative maintenance can help support resident retention and mitigate volatility.
- Waste Management — environmental services (20.9 miles)
The area caters to a dispersed workforce; proximity to regional services can aid weekday occupancy stability for workforce renters. Nearby employer shown below reflects accessible commuting rather than walkable employment nodes.
Built in 2005, the asset benefits from relatively modern systems for the subregion, with selective updates likely sufficient to stay competitive against older Inland Empire stock. Neighborhood occupancy is strong at the neighborhood level and sits above the metro median, according to CRE market data from WDSuite, supporting consistent leasing even as amenities are sparse.
Within a 3-mile radius, households have grown even as population softened, implying smaller household sizes and a wider tenant base. Ownership remains relatively high-cost compared with local incomes, reinforcing sustained reliance on rentals and potential pricing power for well-managed, value-oriented units. Key risks include limited nearby amenities and safety metrics that trail national averages, arguing for conservative underwriting and an operations-focused business plan.
- 2005 vintage: modern baseline with targeted value-add potential
- Neighborhood occupancy above metro median supports stable leasing
- Household growth (3-mile) expands the renter pool and supports retention
- Ownership relatively high-cost to incomes, favoring sustained rental demand
- Risks: limited amenities and below-average safety call for conservative underwriting