| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 35th | Poor |
| Demographics | 27th | Fair |
| Amenities | 23rd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1450 E Barnard St, Blythe, CA, 92225, US |
| Region / Metro | Blythe |
| Year of Construction | 1994 |
| Units | 40 |
| Transaction Date | 1993-01-12 |
| Transaction Price | $128,500 |
| Buyer | HEAVENLY VALLEY ASSOCIATES LTD |
| Seller | BALDWIN THELMA |
1450 E Barnard St, Blythe CA Multifamily Investment
Neighborhood indicators point to steady workforce demand and relatively manageable rents, according to WDSuite’s CRE market data. While overall neighborhood occupancy trails regional leaders, a meaningful renter-occupied share supports tenant depth for a 40-unit asset.
This Inner Suburb location in Blythe offers everyday convenience anchored by groceries and dining, with grocery access performing above many peer areas in the region (nationally in a higher tier) and restaurants competitive for a small-market setting. By contrast, parks, pharmacies, childcare, and cafes are sparse, which may limit some lifestyle appeal but can be offset by the property’s value positioning and drive-to conveniences.
Neighborhood occupancy is below the metro median among 997 Riverside–San Bernardino–Ontario neighborhoods, signaling the need for disciplined leasing and renewal management. However, the neighborhood’s renter concentration is above the national median, indicating a meaningful base of renter-occupied housing units that can support multifamily demand and reduce exposure to one-off leasing shocks.
Home values in the area track on the lower side nationally, and value-to-income metrics suggest ownership is comparatively more attainable than in high-cost California metros. For investors, that means competitive positioning should emphasize rental affordability and convenience to sustain retention, while monitoring for competition from entry-level ownership. The neighborhood’s low rent-to-income burden supports lease stability and renewal probability.
Demographic statistics aggregated within a 3-mile radius show recent population and household softness, followed by a forecast for modest population growth with a notable increase in household count and smaller average household sizes. That combination typically expands the renter pool and supports occupancy stability for well-managed multifamily properties. The average neighborhood construction vintage skews older than this asset; the 1994 construction is newer than nearby stock, offering a relative competitive edge versus 1970s-era buildings, while still warranting capital planning for systems and common-area modernization over time based on commercial real estate analysis from WDSuite.
WDSuite does not report a comparable neighborhood crime rank for this location, so metro-relative safety positioning cannot be stated. Investors commonly supplement with city and police department trend reports and insurance feedback to understand recent patterns and how they compare to broader Riverside–San Bernardino–Ontario benchmarks.
As with any small-market asset, underwriting should consider visibility, lighting, and property management practices that support resident comfort and lease retention, rather than relying on block-level crime assumptions.
Built in 1994 and totaling 40 units, the property is newer than much of the surrounding housing stock, positioning it competitively versus older alternatives while still benefiting from targeted upgrades. According to CRE market data from WDSuite, neighborhood occupancy trails the metro median, but a solid share of renter-occupied units and comparatively low rent-to-income levels support demand resilience and renewal potential when pricing is kept aligned with local incomes.
Within a 3-mile radius, recent softness in population and households is followed by a forecast of household growth and smaller household sizes, which typically broadens the renter base. Grocery access is comparatively strong for the area, while limited parks and specialty amenities suggest that value, management quality, and basic convenience will drive leasing outcomes. The investment case centers on affordability-led demand, operational discipline, and selective value-add to enhance competitiveness against older stock.
- Newer 1994 vintage than nearby stock, with potential to outperform older comparables via targeted upgrades.
- Renter-occupied share supports a deeper tenant base and renewal potential at attainable price points.
- Forecast household growth within 3 miles and smaller household sizes can expand the renter pool.
- Stronger grocery access offsets thinner lifestyle amenities, favoring value- and convenience-driven leasing.
- Risks: below-metro neighborhood occupancy, small-market liquidity, and potential competition from entry-level ownership.