| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 53rd | Good |
| Demographics | 9th | Poor |
| Amenities | 49th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1605 C St, Brawley, CA, 92227, US |
| Region / Metro | Brawley |
| Year of Construction | 2007 |
| Units | 72 |
| Transaction Date | 2021-07-27 |
| Transaction Price | $5,050,000 |
| Buyer | VDS VALLE DEL SOL LP |
| Seller | AMCAL VALIE DEL SOL FUND LP |
1605 C St, Brawley CA Multifamily Investment
Newer 2007 construction in an older housing stock area positions this 72-unit asset competitively for resident appeal and reduced near-term capital needs, according to WDSuite’s CRE market data.
Located in Brawley within the El Centro, CA metro, the neighborhood carries a B rating and functions as an Inner Suburb with steady renter demand drivers. Neighborhood occupancy trends are ranked 10 out of 52 metro neighborhoods — a level that falls in the top quartile nationally — supporting expectations for leasing stability at the submarket level (this refers to the neighborhood, not the property).
The asset’s 2007 vintage is newer than the neighborhood’s average build year (1971), which typically supports competitive positioning versus older stock while allowing investors to plan capital selectively for modernization rather than full system overhauls.
Amenity access is mixed. Grocery availability ranks well compared with the metro and sits in a high national percentile, while cafes are reasonably represented; parks and pharmacies are limited locally. For investors, this blend suggests everyday convenience for residents with some trade-offs on recreational and healthcare-adjacent walk-to options.
Tenure patterns indicate a meaningful renter base: the neighborhood’s share of renter-occupied housing is competitive among El Centro neighborhoods and well above national medians, pointing to depth in the tenant pool. Within a 3-mile radius, demographics show modest population growth and an increase in total households alongside slightly smaller household sizes — a combination that generally expands the renter pool and supports occupancy. Median home values are lower than many California markets, but the value-to-income relationship trends higher nationally, which can reinforce reliance on multifamily rentals. Rent burdens in the neighborhood sit near the U.S. midpoint, a setup that can aid retention and lease management, based on commercial real estate analysis from WDSuite.
Schools in the area rate on the lower end compared to national benchmarks. Investors should weigh this against the neighborhood’s occupancy resilience and day-to-day amenity access when assessing long-term renter appeal.
Comparable neighborhood-level safety metrics were not available in WDSuite’s dataset for this location. Investors typically benchmark against city and county trends and monitor on-the-ground indicators (lighting, property upkeep, visible activity) to contextualize leasing risk and retention.
This 72-unit, 2007-built multifamily property offers newer-vintage positioning in a neighborhood where occupancy trends rank in the metro’s top quartile, pointing to leasing stability at the neighborhood level. Within a 3-mile radius, population and household counts are projected to rise while average household size edges lower, expanding the tenant base and supporting steady demand. Home values are modest for California yet relatively elevated versus local incomes in national context, which can sustain renter reliance on multifamily housing; rent levels relative to income trend near the national midpoint, aiding retention. These dynamics, based on CRE market data from WDSuite, frame a balanced case for durable cash flow with targeted value-add potential over time.
The newer construction relative to the area’s 1970s-average housing stock supports competitive unit finishes and systems, with capital planning focused on selective modernization and common-area refreshes. Amenity access is practical (strong grocery presence, some cafes), though limited parks, pharmacy options, and below-average school ratings are considerations when underwriting lease-up velocity and long-term renter appeal.
- Newer 2007 vintage versus older neighborhood stock supports competitive positioning and moderated near-term CapEx.
- Neighborhood occupancy ranks in the metro’s top quartile, signaling stable leasing conditions (neighborhood-level metric).
- Growing households and a meaningful renter-occupied presence within 3 miles expand the tenant base and support retention.
- Ownership costs relative to incomes bolster reliance on rentals, while rent-to-income near the U.S. midpoint supports lease renewals.
- Risks: limited parks/pharmacy access and lower school ratings may temper some demand segments; monitor any tilt toward ownership over time.