| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 65th | Fair |
| Demographics | 26th | Fair |
| Amenities | 25th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10818 San Miguel Rd, Desert Hot Springs, CA, 92240, US |
| Region / Metro | Desert Hot Springs |
| Year of Construction | 1980 |
| Units | 20 |
| Transaction Date | 1997-10-05 |
| Transaction Price | $98,000 |
| Buyer | BICKFORD MICHAEL J |
| Seller | BYRNES LYNN M |
10818 San Miguel Rd Desert Hot Springs Multifamily Investment
Renter demand is supported by a meaningful renter-occupied housing base and growing households nearby, according to WDSuite’s CRE market data. The asset’s 20-unit scale positions it for hands-on operations and potential value-add while serving a workforce renter pool.
Located in Desert Hot Springs within the Riverside–San Bernardino–Ontario metro, the neighborhood rates C and is suburban in character. Amenity density is modest (limited cafes and pharmacies), though parks access is comparatively better than many areas nationally, and basic groceries are present. For investors, this points to resident expectations centered on value and convenience rather than high street retail.
Renter-occupied share in the neighborhood is above national norms (top quartile nationally), which supports depth of the tenant base and leasing durability. By contrast, overall neighborhood occupancy trends are below national medians, indicating operators should emphasize leasing management and retention to stabilize performance relative to metro peers.
Within a 3-mile radius, demographics show recent population and household growth with additional increases forecast over the next five years. This suggests a larger tenant base over time and supports occupancy stability, especially for well-managed product that meets workforce price points. Median contract rents in the radius have been trending upward, reinforcing the case for professional revenue management rather than outsized rent pushes.
Home values in the neighborhood sit in a higher national percentile, and the value-to-income ratio ranks high nationally as well. In investor terms, this is a high-cost ownership setting that tends to sustain reliance on rental housing, aiding demand depth and lease retention. At the same time, rent-to-income metrics indicate relatively manageable affordability pressure versus many peer markets, which can help limit turnover risk.
The property’s 1980 vintage is slightly older than the neighborhood’s average construction year (mid-1980s). That age profile typically calls for targeted capital planning—common area refreshes, systems modernization, and interior updates—to sharpen competitiveness against newer stock and capture value-add upside.
Safety signals are mixed but directionally constructive. Neighborhood violent and property offense benchmarks sit in high national percentiles (safer than many neighborhoods nationwide), with modest year-over-year declines in estimated rates. This suggests improving conditions relative to broader benchmarks, though on-the-ground results will depend on property-level operations and resident screening.
Compared with regional peers across the Riverside–San Bernardino–Ontario metro (997 neighborhoods), safety performance varies by category. Investors should underwrite to current trends and maintain standard preventative measures while monitoring neighborhood-level data for continued improvement.
The employment base within commuting range includes facility services and packaged foods—sectors that support steady workforce demand and practical commute times for renters at this asset. The bullets reflect nearby employers that can influence tenant retention.
- Waste Management — environmental services (17.6 miles)
- General Mills — packaged foods (43.0 miles)
This 20-unit Desert Hot Springs property aligns with workforce housing demand drivers: a renter-occupied housing base above national norms, forecast household gains within a 3-mile radius, and rising local rent benchmarks. According to CRE market data from WDSuite, ownership costs in the neighborhood are elevated relative to incomes, which tends to sustain reliance on rental housing—supporting demand depth and aiding lease retention when operations are disciplined.
The 1980 vintage is slightly older than nearby stock and points to targeted value-add: systems updates, curb appeal, and interior improvements to enhance competitiveness against newer assets. Operators should also account for below-median neighborhood occupancy trends by prioritizing leasing velocity, resident experience, and renewal management to stabilize and protect cash flow.
- Renter-occupied share supports a deeper tenant base and demand stability
- Household growth within 3 miles expands the renter pool over time
- Elevated ownership costs reinforce reliance on multifamily rentals and retention
- 1980 vintage offers clear value-add and modernization pathways
- Risk: below-median neighborhood occupancy requires focused leasing and renewal strategy