| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 62nd | Fair |
| Demographics | 78th | Best |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1700 S Araby Dr, Palm Springs, CA, 92264, US |
| Region / Metro | Palm Springs |
| Year of Construction | 2004 |
| Units | 104 |
| Transaction Date | 2015-07-27 |
| Transaction Price | $15,100,000 |
| Buyer | Palm Canyon Villas, LLC |
| Seller | Northwoods - Palm Springs, LLC, Private Investor, Eagle Real Estate Group, PCraicseh/ uEnqitu aivnadle /nsft |
1700 S Araby Dr, Palm Springs Multifamily Positioning
Stable renter demand is supported by high ownership costs in the neighborhood and a growing household base within 3 miles, according to WDSuite s CRE market data.
Palm Springs s 1700 S Araby Dr sits in a suburban neighborhood rated B by WDSuite, ranking 482 out of 997 metro neighborhoods placing it around the metro median. The area skews toward smaller households (near the top nationally), which generally favors one- and two-bedroom formats compatible with the property s average unit size.
Home values in the neighborhood are elevated versus national norms (top quartile nationally), a context that can sustain rental demand as households rely on multifamily options rather than ownership. Neighborhood renter concentration is modest (share of units that are renter-occupied), suggesting a defined but not saturated tenant base that benefits professionally managed supply.
Within a 3-mile radius, demographics indicate population growth over the past five years and a notable increase in households alongside declining household size signs of a larger tenant base and more singles/couples entering the rental market. Income measures have strengthened locally, supporting rent levels and helping mitigate retention risk as lease terms reset. These dynamics align with multifamily property research showing that shrinking household size can support absorption even when population growth is moderate.
Amenity density inside the immediate neighborhood is limited, with few cafes, groceries, or parks indicated by low amenity ranks (measured against 997 metro neighborhoods). Investors should expect residents to draw on citywide offerings by car, but Palm Springs regional draw and tourism backbone help reinforce service employment and seasonal traffic that support local retail nodes.
Vintage matters: the property s 2004 construction is newer than the neighborhood s average vintage (1978), improving competitive positioning versus older stock. Investors should still plan for mid-life systems updates and common-area refreshes over a hold period, but the relative age gap can reduce near-term capital intensity compared with 1970s-era comparables.
Safety indicators are mixed. The neighborhood s crime rank sits in the lower half of the metro (ranked 835 of 997), and national comparisons place it below the midpoint, indicating comparatively higher reported incidents than many U.S. neighborhoods. Property crime appears more elevated than violent crime in the comparisons, which is typical of resort-adjacent markets with visitor traffic.
For investors, this suggests a focus on practical measures lighting, access control, parcel management, and visible property oversight to support resident confidence. Interpreting these metrics in context (neighborhood-level, not property-specific) is important when underwriting operating expenses and marketing strategy.
The broader Coachella Valley employment base provides commute access to regional service and corporate roles, supporting workforce housing demand and lease retention. Nearby employers include Waste Management and General Mills, which contribute to diversified employment drivers in the area.
- Waste Management solid waste services (9.8 miles)
- General Mills consumer packaged goods offices (41.7 miles)
This 104-unit, 2004-vintage asset offers competitive positioning versus older neighborhood stock while tapping a renter base bolstered by high ownership costs and a rising household count within 3 miles. Based on CRE market data from WDSuite, neighborhood metrics point to elevated home values and smaller household sizes, both of which support sustained demand for well-managed, mid-sized units and help underpin occupancy stability through cycles.
The trade-off is a low-amenity immediate block and neighborhood-level safety metrics that warrant operational attention. With prudent capital planning for mid-life building systems and targeted curb-appeal improvements, investors can emphasize durability of demand, rent-to-income headroom, and value preservation relative to older Class B peers across the metro.
- 2004 construction competes well against older 1970s-era stock, limiting near-term heavy capex versus many local comps.
- High neighborhood home values (top quartile nationally) reinforce reliance on multifamily, supporting pricing power.
- Within 3 miles, a growing household base and smaller household sizes expand the tenant pool and support absorption.
- Rent-to-income context suggests retention can be managed with disciplined renewals and amenity-light operations.
- Risks: limited immediate amenities and below-median safety indicators require enhanced security and OPEX planning.