| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 52nd | Good |
| Demographics | 7th | Poor |
| Amenities | 5th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 181 S G St, Westmorland, CA, 92281, US |
| Region / Metro | Westmorland |
| Year of Construction | 2006 |
| Units | 64 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
181 S G St, Westmorland CA Multifamily Investment
Renter-occupied housing is competitive among El Centro neighborhoods, and elevated ownership costs relative to local incomes sustain reliance on rentals, according to WDSuite’s CRE market data.
The property sits in a suburban pocket of Westmorland within the El Centro, CA metro. Neighborhood livability is modest, with sparse everyday amenities nearby (few restaurants, cafes, parks, and pharmacies measured within the neighborhood), which places convenience below the metro median. Grocery access is limited but present. For investors, this points to workforce-oriented demand rather than lifestyle-driven leasing.
The neighborhood’s renter concentration is strong: the share of housing units that are renter-occupied ranks 13 out of 52 metro neighborhoods, making it competitive among El Centro neighborhoods and supportive of a stable tenant base. Neighborhood occupancy is roughly 84%, which trails the metro median, suggesting some leasing friction but also potential to capture demand with effective operations and unit quality.
Home values in the neighborhood benchmark high versus local incomes (value-to-income ranks 6 of 52; top decile locally), which reinforces renter reliance on multifamily housing and can aid retention. Median contract rents in the neighborhood trend toward the lower end of the market and rent-to-income is near 19%, indicating manageable affordability pressure that may support lease stability. Property stock in the area is older on average (early 1980s), offering a relative advantage to newer assets.
Within a 3-mile radius, demographics show a smaller population today than five years ago and larger household sizes around 4.0 persons on average. Projections point to fewer people but more households by the next five-year window, with a decline in average household size and higher median incomes. For multifamily investors, this mix implies a shifting composition of demand—fewer people per household can broaden the renter pool even as population recedes—though it warrants conservative underwriting on rent growth. These dynamics are summarized from commercial real estate analysis using WDSuite as the data source.
Neighborhood-level safety indicators specific to this location are not available in WDSuite’s current dataset. Investors typically benchmark conditions against city and county reporting and track multi-year trends rather than single-year snapshots. A prudent approach is to compare Westmorland and Imperial County trend lines to the broader El Centro metro, review property-level incident logs, and incorporate on-site security and lighting considerations into underwriting when amenity density is low.
Built in 2006, this 64-unit asset is newer than much of the surrounding housing stock, offering a relative competitive edge versus early-1980s product while approaching mid-life system updates. The neighborhood shows a competitive renter concentration and a high value-to-income environment that reinforces rental demand. While neighborhood occupancy runs below the metro median, affordability metrics and workforce fundamentals support stable leasing with the right unit positioning and management. Based on CRE market data from WDSuite, the area’s modest rent levels and renter-occupied share point to a durable, price-sensitive tenant base.
Forward-looking demographics within a 3-mile radius suggest fewer people but potentially more households and higher median incomes, implying a gradually diversifying renter pool alongside smaller household sizes. Investors should plan for steady operations, selective value-add, and conservative rent growth assumptions, with attention to demand capture via unit quality and community management given limited nearby amenities.
- 2006 vintage offers relative competitiveness vs. older neighborhood stock; plan for mid-life system updates.
- Renter-occupied share is competitive in the metro, supporting depth of tenant demand and retention.
- Ownership costs run high relative to local incomes, reinforcing reliance on multifamily rentals.
- Neighborhood occupancy trails metro median—focus on operations and unit quality to capture demand.
- Limited nearby amenities and population contraction are underwriting risks; prioritize leasing strategy and resident services.