| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 56th | Fair |
| Demographics | 2nd | Poor |
| Amenities | 24th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1501 Bear Mountain Blvd, Arvin, CA, 93203, US |
| Region / Metro | Arvin |
| Year of Construction | 1980 |
| Units | 57 |
| Transaction Date | 2016-03-22 |
| Transaction Price | $3,700,000 |
| Buyer | VDC AFFORDABLE LP |
| Seller | VILLA DEL COMANCHE LP |
1501 Bear Mountain Blvd Arvin Multifamily Investment
This 57-unit property built in 1980 offers value-add potential in a high-renter market with 61% rental occupancy share. According to CRE market data from WDSuite, the neighborhood ranks in the 94th percentile nationally for rental demand concentration.
The property sits in an inner suburb neighborhood that ranks 208th among 247 metro neighborhoods, with demographic statistics aggregated within a 3-mile radius showing strong rental fundamentals. The area maintains 61.1% renter-occupied housing units, placing it in the 94th percentile nationally for rental demand concentration, indicating a deep tenant pool for multifamily operators.
Built in 1980, this property predates the neighborhood's 1965 average construction year, suggesting potential capital expenditure planning considerations for investors evaluating renovation upside or value-add positioning. The median contract rent of $979 within the 3-mile radius has grown 40% over five years, though neighborhood-level rents at $821 suggest more moderate pricing pressure.
Demographic projections through 2028 indicate household growth of 21% within the radius, expanding from 4,600 to 5,600 households, which supports multifamily demand fundamentals. The forecast shows median household income rising 61% to $79,321, potentially strengthening the tenant base's rent-paying capacity. However, the forecast also projects a shift toward homeownership, with owner-occupied units increasing from 52% to 58%, which may create some rental competition over the medium term.
Amenity access remains limited, with the neighborhood ranking in the bottom quartile nationally for cafes, restaurants, and childcare facilities. However, grocery store density ranks above metro median at 0.65 stores per square mile, and park access ranks in the 79th percentile nationally, providing basic tenant amenities for family-oriented renters.
The neighborhood's safety profile shows mixed indicators for investor consideration. Property crime rates of 497 incidents per 100,000 residents rank 158th among 247 metro neighborhoods, placing performance in the 37th percentile nationally. However, the trend direction favors improvement, with property crime declining 39% over the past year, ranking in the 80th percentile nationally for crime reduction.
Violent crime remains relatively contained at 72 incidents per 100,000 residents, ranking 181st among metro neighborhoods and 37th percentile nationally. The overall crime ranking of 86th among 247 neighborhoods places the area above metro median for safety metrics, with continuing improvement trends that may support tenant retention and leasing stability.
The immediate Arvin area has limited major corporate presence, with employment opportunities primarily centered in agricultural services and regional distribution operations that support the local workforce housing demand.
- Due to the rural location, specific major employer data with distances is not available for this area
This 1980-built property presents a value-add opportunity in a market with strong rental fundamentals, supported by 61% renter-occupied housing units that rank in the 94th percentile nationally. The 21% household growth projected through 2028 within a 3-mile radius, combined with 61% median household income growth forecasts, suggests strengthening tenant demand and rent-paying capacity. However, the projected shift toward homeownership from 52% to 58% may create some rental competition over the medium term.
The property's 1980 construction year, predating the neighborhood average, indicates potential capital planning requirements but also renovation upside for operators seeking to capture rent premiums. Multifamily property research shows declining crime trends with property offenses down 39% year-over-year, supporting tenant retention considerations in this workforce housing market.
- High rental demand concentration (94th percentile nationally for renter occupancy)
- Strong demographic growth with 21% household increase projected through 2028
- Value-add potential with pre-neighborhood-average construction year
- Improving safety trends with 39% property crime reduction
- Risk: Projected homeownership shift may increase rental competition