| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Fair |
| Demographics | 29th | Good |
| Amenities | 27th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1410 Harvest Ave, Livingston, CA, 95334, US |
| Region / Metro | Livingston |
| Year of Construction | 1987 |
| Units | 44 |
| Transaction Date | 2020-09-30 |
| Transaction Price | $610,000 |
| Buyer | LIVINGSTON HARVEST GARDEN LP |
| Seller | MIST |
1410 Harvest Ave Livingston, CA Multifamily Investment
Steady renter demand and an ownership market that skews high-cost for buyers support leasing durability in this Merced County inner-suburb, according to WDSuite’s CRE market data.
Located in Livingston’s Inner Suburb area, the neighborhood carries a B+ rating and is competitive among Merced’s 70 neighborhoods (ranked 26 of 70). Median home values sit above the metro median and in the upper tiers nationally, which tends to sustain reliance on multifamily housing and helps pricing discipline for quality assets.
Renter-occupied units account for a meaningful share of local housing, indicating a viable tenant base for a 44-unit property. Neighborhood occupancy trends are around the middle of the Merced pack, and rent levels benchmark above the national median, pointing to stable but management-sensitive revenue performance rather than outsized growth.
Amenities are limited at the block level (few parks, pharmacies, and cafes), though basic services like groceries show a presence. School quality benchmarks well within the metro (best-ranked among 70 neighborhoods locally) and above the national median by percentile, which can aid family retention and reduce turnover for larger units.
Within a 3-mile radius, recent years show modest population growth and rising household incomes, with projections calling for a slight population pullback alongside an increase in households. That mix implies smaller household sizes and a gradual broadening of the renter pool, which can support occupancy stability for well-managed communities.
Safety indicators are mixed. Relative to Merced’s 70 neighborhoods, the area’s crime rank sits in the lower half (rank 24 of 70 indicates comparatively higher reported crime locally), yet national percentiles place overall and violent categories slightly above the U.S. median. Property incidents trend below the national median by percentile but have improved year over year, and violent incident estimates also show a meaningful decline.
For investors, this translates to block-by-block diligence and standard security measures, with recent trendlines offering incremental support to tenant retention and asset operations compared with prior periods.
1410 Harvest Ave was built in 1987, newer than much of the surrounding housing stock, providing a relative competitive edge versus older inventory while leaving room for modernization to enhance rent positioning. Neighborhood fundamentals suggest durable renter demand supported by a high-cost ownership market and rent benchmarks above national medians; according to commercial real estate analysis from WDSuite, occupancy in the neighborhood is mid-pack for Merced, favoring steady operations over volatility.
Demographic data aggregated within a 3-mile radius points to a stable tenant base with growing household incomes and projections for more households even as population growth moderates. Limited nearby amenities and mixed safety signals argue for focused asset management and targeted improvements, but the combination of renter concentration, ownership cost dynamics, and a newer vintage positions the asset for consistent performance with value-add potential.
- 1987 vintage offers competitive positioning versus older neighborhood stock with scope for modernization-driven upside.
- High-cost ownership context supports renter reliance on multifamily, aiding pricing power and retention.
- Neighborhood rents above national medians and mid-pack occupancy favor steady, management-led performance.
- 3-mile demographics show income gains and more households anticipated, expanding the renter pool and supporting occupancy.
- Risks: limited amenity density, mixed safety relative to the metro, and moderate growth require disciplined operations and capital planning.