| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 37th | Poor |
| Demographics | 26th | Fair |
| Amenities | 31st | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1600 Lillyhill Dr, Needles, CA, 92363, US |
| Region / Metro | Needles |
| Year of Construction | 1984 |
| Units | 46 |
| Transaction Date | 2013-12-18 |
| Transaction Price | $2,050,000 |
| Buyer | 1600 LILLY HILL PARTNERS LP |
| Seller | MESA GRANDE INVESTORS |
1600 Lillyhill Dr Needles Multifamily Investment
This 46-unit property built in 1984 operates in a neighborhood with strong rental demand, where 43% of housing units are renter-occupied compared to national averages. CRE market data from WDSuite indicates the area maintains competitive occupancy rates despite modest income levels.
The Needles neighborhood presents a mixed investment profile within the broader Riverside-San Bernardino-Ontario metro area. Built in 1984, this property aligns with the area's average construction year of 1957, positioning it as newer vintage that may require less immediate capital expenditure than older neighborhood stock. The area ranks in the bottom half among the metro's 997 neighborhoods for overall desirability, reflecting its rural desert location and limited urban amenities.
Rental demand fundamentals show promise, with 43% of housing units occupied by renters—placing the neighborhood in the top quartile nationally for rental tenure share. This high renter concentration supports consistent tenant demand for multifamily properties. Neighborhood-level occupancy rates of 84.9% remain competitive, though modestly below metro averages. Contract rents average $545 for the neighborhood, significantly below regional norms, which may indicate affordability advantages for tenant retention but also suggests limited pricing power.
Demographics within a 3-mile radius reveal a stable but modest-income population of approximately 5,100 residents. Median household income of $53,806 has grown 50.7% over five years, though it remains well below national medians. Population projections show 27.5% growth through 2028, potentially expanding the local renter pool. The area's high value-to-income ratio suggests elevated ownership costs may continue reinforcing rental demand, keeping households in the multifamily market longer.
Amenity access is limited, with minimal retail density including virtually no cafes or childcare facilities within the immediate area. However, basic services like pharmacies and parks maintain reasonable accessibility. School ratings average 1.0 out of 5, which may impact family tenant attraction but could support workforce housing demand from single professionals and couples.
Crime metrics for this neighborhood show mixed patterns when compared to the broader metro area. Property crime rates of approximately 1,078 incidents per 100,000 residents rank in the lower half among the region's 997 neighborhoods, indicating higher-than-average property crime levels. However, recent trends show improvement, with property crime declining 18.7% year-over-year, placing the neighborhood in the top half nationally for crime reduction.
Violent crime rates remain more favorable at roughly 100 incidents per 100,000 residents, with significant year-over-year improvement of 25.6% reduction. While absolute crime levels exceed some metro areas, the consistent downward trend in both property and violent offenses suggests improving conditions that may support tenant retention and property values over time.
Employment opportunities in the Needles area are limited due to its remote desert location, with most residents commuting to larger regional employment centers or working in local service industries. The area's economic base centers primarily around transportation, tourism, and government services.
- Mojave National Preserve — federal land management
- BNSF Railway — transportation and logistics
- San Bernardino County — local government services
This 46-unit property offers exposure to a high-rental-demand market where 43% of housing units are renter-occupied, ranking in the top quartile nationally. The 1984 construction provides newer vintage advantages over much of the neighborhood's older housing stock, potentially reducing near-term capital expenditure needs. According to multifamily property research from WDSuite, the area's projected 27.5% population growth through 2028 could expand the local tenant base, while elevated home value-to-income ratios may continue supporting rental demand over ownership alternatives.
Income growth of 50.7% over five years demonstrates improving local fundamentals, though absolute income levels remain modest at $53,806 median household income. Recent crime reduction trends, including 18.7% decline in property crime and 25.6% reduction in violent crime, suggest improving neighborhood conditions. However, investors should consider the area's limited amenity base and remote location, which may constrain tenant pool diversity and rent growth potential.
- High rental demand with 43% renter-occupied units, top quartile nationally
- Newer 1984 vintage reduces capital expenditure risk compared to neighborhood average
- Projected 27.5% population growth through 2028 may expand tenant base
- Improving safety trends with significant crime reduction year-over-year
- Limited amenity access and remote location may constrain rent growth potential