| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 41st | Poor |
| Demographics | 18th | Fair |
| Amenities | 52nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2701 Erskine Creek Rd, Mountain Mesa, CA, 93240, US |
| Region / Metro | Mountain Mesa |
| Year of Construction | 1991 |
| Units | 46 |
| Transaction Date | 2025-08-21 |
| Transaction Price | $3,072,500 |
| Buyer | LAKE ISABELLA INVESTMENT GROUP LP |
| Seller | LAKE ISABELLA ENTERPRISES II |
2701 Erskine Creek Rd, Mountain Mesa CA Multifamily Investment
Positioned in a renter-leaning pocket of Kern County, the neighborhood shows a meaningful share of renter-occupied housing and attainable rents, according to WDSuite’s CRE market data. The investment case centers on durable workforce demand at modest price points and operational execution to manage leasing and retention.
Mountain Mesa sits within the Bakersfield, CA metro and rates B- at the neighborhood level, placing it mid-pack among 247 metro neighborhoods. The local fabric is rural with everyday essentials nearby: grocery and pharmacy access tracks above many peer areas, while cafes are sparse and restaurants are present but not dense. Average public school ratings trend on the lower side, which can influence family-oriented leasing strategies.
Multifamily dynamics reflect a renter base that is present but not dominant. The neighborhood’s share of renter-occupied units is above the national median, indicating a defined tenant pool for workforce housing. By contrast, neighborhood occupancy is comparatively soft; this figure reflects neighborhood-level conditions, not the subject property, and suggests that hands-on marketing and asset positioning will be important for maintaining steady lease-up and renewal velocity.
The asset’s 1991 construction is newer than the neighborhood’s average vintage (1970s era), which can be a competitive advantage versus older stock in this part of Kern County. Investors should still plan for targeted system updates and common-area refreshes to keep pace with resident expectations and support pricing power.
Within a 3-mile radius, recent data show population and household counts declining over the last five years, while forward-looking projections indicate potential expansion in both population and households by 2028. For investors, this points to near-term emphasis on retention and targeted leasing, with a medium-term opportunity to capture a larger tenant base if growth materializes. Median contract rents in the area remain modest by California standards, supporting positioning as value-focused housing in regional multifamily property research terms.
Neighborhood safety benchmarks are mixed across geographies. Compared with Bakersfield-area peers, the neighborhood sits in the higher-crime half of the metro (ranked 60th out of 247), while nationally it performs modestly better than the midpoint (upper-50s percentile). Importantly, violent offense rates have trended down sharply year over year, indicating improving conditions relative to recent history.
These figures are neighborhood-level indicators rather than block-specific measures. Investors typically translate this into practical steps: adequate lighting, access control, and resident engagement to support leasing stability and renewal outcomes.
The area draws from a regional mix of healthcare, education, public-sector, and service employment across the Bakersfield–Kern County corridor, which supports workforce housing demand and commute convenience. Specific anchor employer distances were not available for this address.
With 46 units built in 1991, the property offers relatively newer vintage versus much of the surrounding stock, supporting competitive positioning if common areas and systems are maintained. Neighborhood renter concentration is above national norms, and area rents remain modest, which can underpin steady demand for value-oriented product; however, neighborhood-level occupancy is softer, so execution around leasing and renewals will be central to performance. According to CRE market data from WDSuite, these dynamics are typical for workforce assets in rural Kern County submarkets.
Within a 3-mile radius, recent declines in population and households suggest a near-term focus on retention, while projections point to potential renter pool expansion by 2028. Elevated rent-to-income ratios in the broader area call for disciplined income screening and renewal strategies to manage affordability pressure and sustain occupancy.
- 1991 vintage offers relative competitiveness versus older neighborhood stock, with targeted upgrades to sustain appeal.
- Renter-occupied share above national norms supports a defined tenant base for workforce housing.
- Modest area rents position the asset for value-focused demand and potential pricing resilience.
- Soft neighborhood occupancy underscores the importance of proactive leasing and renewal management.
- Risk: Elevated rent-to-income ratios and lower school ratings warrant careful lease management and asset strategy.