| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 61st | Good |
| Demographics | 14th | Poor |
| Amenities | 33rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 112 Richard St, Arvin, CA, 93203, US |
| Region / Metro | Arvin |
| Year of Construction | 1987 |
| Units | 60 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
112 Richard St Arvin Multifamily Investment Opportunity
Stable neighborhood occupancy and a renter base supported by local housing dynamics position this 60-unit asset for durable cash flow, according to WDSuite’s CRE market data.
Arvin’s inner-suburb setting offers everyday convenience with grocery and park access competitive for the Bakersfield metro, while cafes and pharmacies are limited in the immediate area. For investors, this mix points to a workforce housing profile where proximity to essentials matters more than discretionary retail.
Neighborhood occupancy is roughly 99% and ranks 34 out of 247 Bakersfield neighborhoods — top quartile nationally — indicating tight rental conditions that can support lease stability and reduce downtime between turns. The share of housing units that are renter-occupied is moderate (rank 77 of 247, high nationally), suggesting a meaningful tenant base without overconcentration.
Within a 3-mile radius, recent population and household growth have expanded the local tenant pool, and projections show households continuing to rise even as overall population edges lower — a sign of smaller household sizes and more households seeking units. This pattern generally supports occupancy resilience and steady leasing velocity for well-managed properties.
Ownership remains a higher-cost path relative to local incomes (value-to-income ratio ranks 45 of 247, high nationally), which tends to sustain multifamily demand and retention. Median rent levels and a rent-to-income ratio near 20% indicate manageable affordability for many renters, giving owners room to focus on revenue through operations rather than outsized rent steps, as supported by commercial real estate analysis from WDSuite.
The average neighborhood construction year skews older (1950s), whereas this property’s 1987 vintage is newer than much of the surrounding stock — a relative advantage for competitiveness. That said, systems typical of 1980s construction may warrant modernization to preserve positioning and capture value-add upside.
Safety trends in the neighborhood track close to broader metro patterns rather than top-performing peer areas. Crime ranks 108 out of 247 Bakersfield neighborhoods, indicating conditions around the metro average rather than the lowest-risk cohort. Notably, both violent and property offense rates have declined over the past year, with improvement metrics placing the area above many neighborhoods nationwide, which investors may view as constructive for long-term stability.
As always, risk varies by block and asset operations. Owners who invest in lighting, access control, and resident engagement typically see better outcomes regardless of the wider trend.
This 60-unit, 1987-vintage asset benefits from tight neighborhood occupancy and a renter pool supported by steady household formation within a 3-mile radius. The location’s ownership costs relative to incomes reinforce renter reliance on multifamily housing, which can underpin retention and pricing discipline. According to CRE market data from WDSuite, the neighborhood sits in the top quartile nationally for occupancy, signaling durable demand for well-operated properties.
The 1987 construction is newer than much of the surrounding housing stock, offering a competitive edge while leaving room for targeted value-add through systems upgrades and interior refreshes. With essentials-oriented amenities nearby and household counts projected to rise even as household sizes trend smaller, the asset is positioned for consistent leasing and operational optimization over a long hold.
- Tight neighborhood occupancy (top quartile nationally) supports leasing stability and low downtime.
- Renter-occupied share indicates a meaningful tenant base without overconcentration.
- 1987 vintage is newer than local averages, with value-add potential through modernization.
- Household growth within 3 miles expands the renter pool and supports occupancy durability.
- Risk: amenities skew toward essentials and safety is around metro average, requiring attentive on-site management.