| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 43rd | Poor |
| Demographics | 12th | Poor |
| Amenities | 25th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 455 E Ash Ave, Shafter, CA, 93263, US |
| Region / Metro | Shafter |
| Year of Construction | 2007 |
| Units | 81 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
455 E Ash Ave, Shafter CA Multifamily Investment
Built in 2007 with scale suitable for professional management, this asset benefits from neighborhood occupancy around the low-90s, according to WDSuite s CRE market data, pointing to steady renter demand relative to broader Central Valley trends.
The property s 2007 vintage is newer than the neighborhood s average construction year of 1966, positioning it competitively against older local stock while still warranting routine system updates and selective modernization to maintain curb appeal and operating efficiency.
Neighborhood occupancy is approximately 93% and has been stable in recent years, placing the area around the national median to slightly above. For investors, that supports baseline leasing durability without relying on outsized concessions. Renter concentration is just over half of occupied housing units, indicating a meaningful tenant base for multifamily while still competing with ownership in certain segments.
Local amenity density is mixed. Grocery access is a relative strength within the metro (competitive rank among 247 Bakersfield-area neighborhoods and high national percentile), while cafes, parks, childcare, and pharmacies are limited in the immediate area. Restaurant availability sits closer to the metro middle. Average school ratings trend below national norms, which may influence unit mix targeting and marketing toward workforce households rather than school-driven demand.
Within a 3-mile radius, population has grown modestly over the last five years with household counts also trending upward, expanding the local renter pool. Forward-looking estimates indicate additional household growth alongside rising incomes, which can support rent levels and occupancy stability. Median home values are relatively accessible for the region, suggesting some competition from entry-level ownership; however, that ownership landscape can also encourage lease retention by households prioritizing flexibility. Overall rent-to-income dynamics appear manageable, which helps with retention and day-to-day lease management.
Comparable crime data for this neighborhood is not available in WDSuite for the current period. Investors typically benchmark safety perception against city and county trends and evaluate on-site measures (lighting, access control) and property management practices when underwriting tenant retention and operating risk.
This 2007-built, 81-unit asset offers relative competitive positioning in a neighborhood dominated by older housing stock, with neighborhood occupancy hovering near the low-90s. Within a 3-mile radius, steady population and household growth, alongside rising incomes, point to a larger tenant base and support for stable leasing. According to CRE market data from WDSuite, the area s occupancy trends sit around the national median or better, suggesting baseline demand without overreliance on concessions.
Amenity access is anchored by groceries, while limited parks, pharmacies, and cafes call for thoughtful resident services to bolster retention. Home values are comparatively accessible, which can introduce competition from ownership, but also supports pricing discipline and lease renewal options for households seeking flexibility. The property s newer vintage reduces near-term obsolescence risk versus older comps, while still leaving room for targeted value-add and systems planning over a typical hold.
- 2007 vintage offers competitive positioning versus older neighborhood stock with selective value-add potential
- Neighborhood occupancy near the low-90s supports leasing stability and predictable cash flow
- 3-mile radius shows population and household growth with rising incomes, expanding the tenant base
- Grocery access is a relative strength; limited other amenities may be offset by on-site offerings and management
- Risks: below-national school ratings, potential competition from entry-level ownership, and limited published safety data