| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 59th | Best |
| Demographics | 41st | Best |
| Amenities | 62nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 995 Willard Ave, Brawley, CA, 92227, US |
| Region / Metro | Brawley |
| Year of Construction | 2005 |
| Units | 81 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
995 Willard Ave, Brawley CA Multifamily Investment
Neighborhood-level fundamentals point to steady renter demand and improving occupancy, according to WDSuite’s CRE market data, with accessible rents relative to local incomes supporting leasing durability. Metrics cited reflect the surrounding neighborhood, not the property’s in-place performance.
Located in Brawley within the El Centro, CA metro, the area around 995 Willard Ave carries an A+ neighborhood rating and functions like an inner-suburb node with day-to-day convenience. Grocery access and everyday services test well versus peers—grocery, cafe, and park availability score above national medians, with grocery and cafe density in the top quartile nationally—supporting livability for residents and reducing friction for leasing.
Rents in the neighborhood benchmark as accessible against local earnings, and the neighborhood occupancy rate has trended higher over the last five years, reinforcing stability for operators. The share of housing units that are renter-occupied in the surrounding 3-mile area indicates a meaningful tenant base, which supports absorption and renewal prospects during typical turnover cycles.
Home values in this submarket sit below major coastal markets, which tends to sustain reliance on multifamily options for households weighing monthly costs and flexibility. Average school ratings in the neighborhood score below the national median, a consideration for family-oriented leasing strategies, but the amenity mix and everyday convenience remain competitive among El Centro neighborhoods (52 total), particularly for workforce renters.
The asset’s 2005 construction is newer than the neighborhood’s average vintage (1999), which can enhance competitive positioning versus older stock. Investors should still plan for mid-life system updates and selective renovations to capture value-add upside and maintain curb appeal relative to comparables.
Safety indicators present a mixed but manageable profile. Compared with neighborhoods nationwide, several measures read favorably—violent-offense metrics rank in stronger national percentiles—while metro-relative rankings signal that this area can run below the El Centro average on certain categories (52 total neighborhoods). Recent data also shows an uptick in property offenses year over year, suggesting operators should monitor trends and maintain prudent security and lighting protocols.
As always, safety conditions vary block-to-block and over time. Investors should review current, on-the-ground information and compare against submarket peers to calibrate underwriting assumptions and operating plans.
Built in 2005 with 81 units, the property benefits from a neighborhood that pairs everyday convenience with improving occupancy trends and an established renter pool within a 3-mile radius. Rents remain accessible relative to incomes, supporting retention and steady lease-up, while the asset’s newer-than-average vintage positions it well against older comparables for the next phase of capital planning and selective value-add. Based on commercial real estate analysis supported by WDSuite’s CRE market data, the location’s service density and workforce orientation underpin demand resilience.
Key considerations include maintaining competitive finishes to sustain pricing power, watching school-perception impacts on family demand, and monitoring local safety trends—particularly property-related categories—that can influence operating costs and renter sentiment. With disciplined management, the submarket context supports stable performance through cycles.
- Newer 2005 vintage versus neighborhood average, with potential to capture value-add through selective renovations
- Improving neighborhood occupancy and a sizable renter-occupied base within 3 miles support leasing stability
- Service-rich inner-suburb location with grocery, cafes, and parks testing above national medians
- Accessible rents relative to incomes aid retention and reduce turnover risk
- Risks: below-median school ratings and recent property-offense uptick warrant conservative underwriting and active asset management