| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 61st | Fair |
| Demographics | 17th | Poor |
| Amenities | 55th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 801 7th St, Livingston, CA, 95334, US |
| Region / Metro | Livingston |
| Year of Construction | 1984 |
| Units | 22 |
| Transaction Date | 2003-04-07 |
| Transaction Price | $830,000 |
| Buyer | RAYMUNDI JOHN |
| Seller | MCGUFFEE EARL G |
801 7th St, Livingston CA Multifamily Opportunity
Neighborhood occupancy trends are steady and renter demand is supported by a sizable renter-occupied base, according to WDSuite s CRE market data, suggesting durable income potential at this address.
Positioned in Livingston s Inner Suburb area (B+ neighborhood rating), the property benefits from fundamentals that compare favorably within the Merced metro. With a neighborhood rank of 19 out of 70, performance sits above the metro median and is competitive among Merced neighborhoods, offering investors a balanced backdrop for stabilization and leasing.
Daily convenience is a relative strength: grocery access ranks 9 of 70 locally and in the upper 80s nationally, and pharmacies are similarly well represented. Parks density is a standout, ranking 1 of 70 and in the 90s nationally, which supports livability. Restaurant options sit above the metro median. By contrast, cafes and childcare are thinner, which may modestly limit lifestyle appeal compared with larger suburban nodes. Average school ratings trail national norms, which can be a consideration for family-oriented renters and lease retention strategies.
For investors focused on rentability, the neighborhood shows high occupancy and a meaningful renter presence: renter-occupied housing units account for roughly 43% of the local stock (rank 33 of 70; high-80s nationally), indicating depth in the tenant base. Median contract rents sit around the metro middle and near the national mid-range, helping manage affordability pressure and supporting lease stability. Home values are moderate for California but, relative to local incomes (upper-70s national percentile on value-to-income), ownership costs can reinforce reliance on multifamily housing and support pricing power over time.
Demographics aggregated within a 3-mile radius point to a large household size and a renter pool that is expected to expand via a projected increase in households, even as population growth moderates. Forecasts show rising household incomes and upward rent trajectories, which together suggest ongoing demand for professionally managed rental product and support for occupancy and renewal rates.
Vintage is also a factor: built in 1984, the asset is newer than the neighborhood s average 1960 construction year. That positioning can help competitiveness versus older stock, while still warranting targeted modernization and systems updates to align with current renter expectations.
Safety indicators are mixed but trending the right direction. The neighborhood s overall crime standing sits around the metro middle (rank 31 of 70), translating to about average conditions versus neighborhoods nationwide. Notably, violent offense rates are about average nationally and have declined meaningfully over the past year, an improving trend consistent with broader regional moderation.
Property offenses show a modest year-over-year reduction as well. Investors should underwrite standard security and lighting measures typical for Inner Suburb locations while recognizing the recent downward momentum in key categories.
Regional employers within commuting range contribute to a diversified employment base that supports renter demand and retention; nearby corporate presence is led by consumer goods.
- Clorox consumer goods (44.5 miles)
This 22-unit, 1984-vintage asset aligns with a neighborhood that is above the metro median on overall performance and shows steady occupancy with a substantial renter-occupied share. According to CRE market data from WDSuite, local rent levels sit near the national mid-range while ownership costs are comparatively high relative to incomes, reinforcing sustained reliance on rental housing. The property s newer-than-average vintage versus the area s 1960 stock offers competitive positioning, with scope for targeted value-add to capture demand from larger households and working families.
Three-mile demographics point to an expanding household count and rising incomes, supporting a larger tenant base and retention potential as rents trend upward. Amenity access is practical (grocery, pharmacy, parks), which helps day-to-day livability, while lower school ratings and average safety require proactive leasing and management strategies.
- Neighborhood above metro median with steady occupancy supports income durability
- 1984 vintage is competitive versus older local stock; room for modernization/value-add
- Renter-occupied share indicates depth of tenant base and leasing stability
- Practical amenity access (grocery, pharmacy, parks) enhances livability and renewals
- Risks: below-average school ratings and average safety require active management