| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 65th | Good |
| Demographics | 12th | Poor |
| Amenities | 14th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 331 Pacheco Rd, Bakersfield, CA, 93307, US |
| Region / Metro | Bakersfield |
| Year of Construction | 2007 |
| Units | 32 |
| Transaction Date | 2019-03-22 |
| Transaction Price | $975,000 |
| Buyer | BANMA LLC |
| Seller | PACHECO TOWNHOMES LLC |
331 Pacheco Rd, Bakersfield 32-Unit Multifamily Opportunity
Neighborhood occupancy of about 97% supports stable leasing conditions, according to CRE market data from WDSuite, while larger floor plans can aid retention.
Located in Bakersfield’s inner suburb of Kern County, the property benefits from a neighborhood with high occupancy levels (ranked 69 out of 247 metro neighborhoods), placing it competitive among Bakersfield neighborhoods and above the metro median for stabilization. Renter-occupied housing makes up a meaningful share of units locally, supporting depth of tenant demand for multifamily.
Daily needs are serviceable: grocery access scores well relative to peers (a higher national percentile), while cafes, restaurants, parks, childcare, and pharmacies are limited within the immediate neighborhood. For investors, that mix points to convenience for essentials with fewer lifestyle amenities nearby, which can influence leasing expectations and marketing positioning.
School ratings in the area trend below national averages, which may modestly affect family renter appeal; however, consistent occupancy suggests steady renter demand tied to workforce households. Median home values are comparatively elevated relative to local incomes (higher value-to-income ratio by national percentile), which can reinforce reliance on rental housing and support pricing power when managed carefully.
Demographic statistics are aggregated within a 3-mile radius. Recent population and household counts have been roughly stable, and WDSuite’s data indicate projections for population and household growth over the next five years, implying a larger tenant base that can support occupancy stability and future leasing velocity if new supply remains measured.
Built in 2007 versus a neighborhood average construction year of 1981, the asset is newer than much of the nearby stock. That relative vintage advantage can improve competitive positioning against older properties, while investors should still plan for mid-life system updates and selective common-area refreshes to sustain performance.
The neighborhood’s renter concentration (around the mid-40% share of renter-occupied units) points to a durable multifamily demand base, though a rent-to-income ratio in the high-20% range suggests some affordability pressure that calls for proactive lease management and amenity-value alignment.
Safety indicators are mixed compared with the broader region. The neighborhood’s overall crime standing sits in the lower tiers of the metro (ranked 187 out of 247), signaling below-metro-average safety. Nationally, the area trends below mid-percentile benchmarks, with violent and property offense measures in the lower half of neighborhoods nationwide. Recent year-over-year estimates show upward movement in offense rates, suggesting volatility to monitor.
For investors, the takeaway is risk management rather than alarm: emphasize lighting, access controls, and visible maintenance, and underwrite with conservative marketing and security assumptions. Track quarterly trends and compare to nearby Bakersfield neighborhoods to identify whether the recent increases are episodic or persistent.
This 2007-built, 32-unit asset with average floor plans of roughly 1,130 sq. ft. competes well against older neighborhood stock. Occupancy in the surrounding neighborhood is above the metro median and competitive among Bakersfield neighborhoods, supporting a case for leasing stability. According to CRE market data from WDSuite, a meaningful share of nearby housing is renter-occupied, reinforcing depth of tenant demand, while higher value-to-income dynamics for ownership tend to sustain rental reliance.
Forward-looking 3-mile demographic projections point to growth in population and households, which can expand the renter pool and support retention over time. Investors should balance these strengths against affordability pressure (rent-to-income near the high-20% range), limited lifestyle amenities nearby, and safety metrics that are weaker than the metro average. Given its relative vintage, plan for mid-life capital items and targeted cosmetic upgrades to maintain competitive positioning and support rent trade-outs.
- 2007 construction offers a competitive edge versus older neighborhood stock
- Neighborhood occupancy is above the metro median, underpinning leasing stability
- Renter-occupied housing share supports depth of multifamily demand
- 3-mile projections indicate a growing renter pool to support future leasing
- Risks: affordability pressure, amenity scarcity, and below-metro-average safety warrant conservative underwriting