| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 56th | Fair |
| Demographics | 2nd | Poor |
| Amenities | 24th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 668 Comanche Dr, Arvin, CA, 93203, US |
| Region / Metro | Arvin |
| Year of Construction | 2005 |
| Units | 61 |
| Transaction Date | 2022-12-01 |
| Transaction Price | $4,800,000 |
| Buyer | SUMMERSET ESTATES LLC |
| Seller | ARVIN FAMILY HOUSING PARTNERS LP |
668 Comanche Dr Arvin CA 61-Unit Multifamily
Neighborhood occupancy sits around the metro middle while renter concentration is high, supporting steady multifamily demand according to WDSuite s CRE market data. The property s 2005 vintage positions it competitively against older local stock.
Arvin s Inner Suburb setting offers straightforward access to daily needs with grocery options performing above national norms, while restaurants, cafes, and pharmacies are thinner locally. Amenity availability ranks above the Bakersfield metro median (123 of 247), but nationally the area reads as service-light, which can temper walkable appeal and favor value-oriented renters over lifestyle-driven demand.
The neighborhood s renter-occupied share is high (ranked 30 of 247; top quartile in the metro; nationally very high by percentile), indicating a deep tenant base that generally supports leasing velocity and renewal stability. Reported neighborhood occupancy is mid-pack within the metro, suggesting standard competitive dynamics for concessions and leasing, not outsized friction.
Construction in the neighborhood skews older (average year 1965), and this asset s 2005 delivery should compare favorably versus legacy stock, typically reducing near-term capital expenditures while still warranting targeted system updates or common-area refreshes to sustain positioning.
Within a 3-mile radius, recent years show population growth alongside a notable increase in households, expanding the local renter pool. Forward-looking figures indicate households are expected to continue increasing even as total population trends soften, implying smaller average household size and persistent demand for rental units. Median home values sit around the national middle but, relative to incomes (value-to-income ratio above national average), ownership remains a higher-cost path in context; for multifamily owners, that backdrop can reinforce tenant retention and pricing discipline where rent-to-income ratios remain manageable.
Parks access scores well by national percentile, which can aid livability for family renters. Average school ratings track low versus national peers, an element to weigh when targeting family-heavy floor plans or marketing to households prioritizing school performance.
Safety indicators are mixed in comparative terms. Versus Bakersfield peers, the neighborhood s crime rank sits in a lower tier (indicating comparatively higher reported incidents among 247 metro neighborhoods), while nationally it trends around the middle. Property and violent offense rates benchmark below national medians by percentile, yet recent year-over-year declines are notable and outpace many areas, signaling improvement momentum.
For underwriting, this typically points to standard risk management: attentive security policies, lighting, and resident screening, with awareness that metro-relative exposure can influence insurance costs and marketing. Investors may wish to track whether the recent downward trend persists before translating into materially different leasing outcomes.
The area s employment base supports workforce housing demand; however, no verified nearby anchor employers with reliable distances are available in this dataset.
This 61-unit property, built in 2005, offers relative competitive positioning against older neighborhood stock and taps into a renter-heavy submarket. Based on CRE market data from WDSuite, neighborhood occupancy trends are around the metro midpoint while renter concentration is high, reinforcing depth of demand and renewal potential. Home value-to-income ratios skew elevated in national context, which tends to sustain reliance on rentals, and rent-to-income levels point to manageable affordability pressure that can support lease retention with prudent management.
Household counts within a 3-mile radius have expanded meaningfully and are projected to keep rising even if population growth cools, suggesting more households entering the market and a broader tenant base. Given limited dining and service density nearby, the asset s appeal is likely to center on value, functional unit sizes, parking, and on-site features rather than walkable retail. Targeted capex and operational focus should help maintain competitive standing versus older properties while addressing mid-life system upgrades.
- Renter-heavy neighborhood supports tenant depth and leasing stability.
- 2005 vintage compares well to older local stock, with targeted upgrades enhancing positioning.
- Household growth (3-mile radius) expands the prospective renter pool, aiding occupancy.
- Elevated ownership costs relative to income can reinforce multifamily demand and renewals.
- Risks: service-light amenities, lower school ratings, and metro-relative safety require underwriting and active management.