| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 43rd | Poor |
| Demographics | 12th | Poor |
| Amenities | 25th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 431 E Ash Ave, Shafter, CA, 93263, US |
| Region / Metro | Shafter |
| Year of Construction | 1990 |
| Units | 42 |
| Transaction Date | 2010-04-20 |
| Transaction Price | $256,000 |
| Buyer | KERN 2008 COMMUNITY PARTNERS LP |
| Seller | H P A INVESTORS |
431 E Ash Ave Shafter Multifamily Opportunity
Neighborhood occupancy near 93% and a renter-occupied share above half indicate steady leasing conditions for this submarket, according to WDSuite’s CRE market data. The property’s positioning in Kern County supports workforce demand while offering operational predictability.
Located in Shafter within the Bakersfield metro, the neighborhood registers a C- rating and an Inner Suburb profile. Neighborhood occupancy of 93.2% sits around the 60th percentile nationally, pointing to generally stable renter demand at the neighborhood level rather than at the property. The share of housing units that are renter-occupied is 53.6%, placing the neighborhood in the top quartile among 247 metro neighborhoods—an indicator of a deep tenant base for multifamily leasing.
Amenity access is mixed: grocery availability ranks strong (top quartile nationally), while cafes, parks, childcare, and pharmacies are limited locally. Restaurant density trends above the national median. For schools, average ratings track below national norms, which can influence family-driven leasing decisions and should be considered in marketing and renewal strategies.
The asset’s 1990 vintage is newer than the neighborhood’s average 1966 construction year. This relative youth can support competitive positioning versus older local stock, though investors should still underwrite routine system updates and selective renovations to sustain rentability.
Within a 3-mile radius, demographics show modest population growth over the past five years and a slight increase in households, supporting a gradually expanding renter pool. Forward-looking data indicates further household growth alongside a modest decrease in average household size, which can translate into more households seeking rental options and support occupancy stability. Neighborhood home values are comparatively accessible for California, which may introduce some competition from ownership; however, a rent-to-income ratio around 23% suggests manageable affordability pressure that can aid lease retention. These dynamics are derived from commercial real estate analysis using WDSuite as the data source.
Comparable neighborhood-level safety data is not available in the current WDSuite extract for this location. Investors commonly benchmark conditions against city and county trends and incorporate on-the-ground diligence (e.g., property management feedback, daytime and nighttime site checks) to gauge resident comfort and potential impact on leasing and retention.
431 E Ash Ave is a 42-unit 1990-vintage community with average unit sizes near 819 square feet, positioned in a renter-heavy neighborhood where occupancy trends around the national 60th percentile. The property benefits from a deep local tenant base—renter-occupied housing is top quartile among Bakersfield neighborhoods—and grocery access that outperforms national norms. Based on CRE market data from WDSuite, the combination of stable neighborhood occupancy, moderate rent-to-income levels, and newer-than-average vintage supports a case for durable operations with selective value-add potential.
Within a 3-mile radius, recent population and household growth, along with projections for additional household expansion, point to a gradually widening renter pool that can support leasing and renewals. Investors should weigh upside from competitive positioning versus older stock against practical considerations: limited lifestyle amenities in the immediate area, below-average school ratings, and the potential for more accessible homeownership to compete with entry-level rentals.
- Neighborhood renter concentration in the metro’s top quartile helps deepen the tenant base
- Occupancy near the national 60th percentile supports steady cash flow potential at the neighborhood level
- 1990 vintage offers competitive positioning versus older local stock with room for targeted renovations
- 3-mile population and household growth indicate ongoing renter pool expansion aiding leasing stability
- Risks: limited nearby amenities and lower school ratings; comparatively accessible ownership may compete with rentals