| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Good |
| Demographics | 17th | Poor |
| Amenities | 81st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1130 F St, Los Banos, CA, 93635, US |
| Region / Metro | Los Banos |
| Year of Construction | 1978 |
| Units | 50 |
| Transaction Date | 2023-11-02 |
| Transaction Price | $4,250,000 |
| Buyer | FH MACARTHUR LP |
| Seller | LOS BANOS COMMUNITY PARTNERS LP |
1130 F St Los Banos Multifamily Investment
This 50-unit property built in 1978 benefits from neighborhood-level occupancy rates of 95.5% and strong renter concentration at 58.7% of housing units, according to WDSuite's CRE market data.
Located in an inner suburb neighborhood ranking 5th among 70 metro neighborhoods, this Los Banos area demonstrates solid fundamentals for multifamily investors. The neighborhood maintains a 95.5% occupancy rate with 58.7% of housing units renter-occupied, indicating a substantial tenant base that supports rental demand stability. Median contract rents of $1,038 position the area competitively within the Merced metro market.
Demographics within a 3-mile radius show population growth of 21.5% over five years, with household formation increasing 13.2% during the same period. The area's median household income of $73,647 has grown 46.5% since 2018, while projected growth through 2028 suggests continued expansion with households expected to increase by 83.5%. This demographic trajectory supports a growing tenant pool for multifamily properties.
The property's 1978 construction year aligns closely with the neighborhood average of 1964, indicating consistent building stock that may present value-add opportunities through strategic renovations. Home values averaging $349,857 with an 89% national percentile ranking create affordability barriers that sustain rental demand, as elevated ownership costs limit accessibility to homeownership for many households.
Amenity access ranks in the 82nd percentile nationally, with grocery stores, restaurants, and childcare facilities providing tenant appeal. The neighborhood's rent-to-income ratio of 0.25 suggests manageable affordability for renters, though this ranks in the 14th percentile nationally, indicating potential retention considerations for lease management strategies.
Safety metrics place this neighborhood in the 40th percentile nationally for overall crime, positioning it as competitive among Merced metro neighborhoods. Property offense rates show improvement with a 17% decline year-over-year, while violent crime has decreased 29.4% over the same period, indicating positive trending in neighborhood security conditions.
The neighborhood ranks 48th out of 70 metro neighborhoods for crime, reflecting middle-tier performance within the local market. These safety trends, combined with declining crime rates, suggest stabilizing conditions that may support tenant retention and property appeal over time.
Employment data for major anchor employers near this Los Banos location was not available in the current dataset.
This 50-unit Los Banos property presents a value-add opportunity in a growing Central Valley market. The neighborhood's 95.5% occupancy rate and high renter concentration of 58.7% demonstrate stable rental demand fundamentals. Population growth of 21.5% over five years, with household formation increasing 13.2%, supports an expanding tenant base that benefits multifamily properties.
The 1978 construction vintage offers potential for strategic improvements to capture rent premiums while benefiting from elevated home values that sustain rental demand. According to multifamily property research from WDSuite, the area's demographic trajectory shows continued growth potential through 2028, with households projected to increase substantially.
- High neighborhood occupancy at 95.5% indicates stable rental demand
- Strong renter concentration at 58.7% supports multifamily tenant base
- Population and household growth trends favor rental demand expansion
- 1978 vintage offers value-add potential through strategic improvements
- Risk: Low education levels and modest income growth may limit rent growth potential