| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 56th | Poor |
| Demographics | 29th | Fair |
| Amenities | 33rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2011 Borrego Dr, Barstow, CA, 92311, US |
| Region / Metro | Barstow |
| Year of Construction | 1984 |
| Units | 48 |
| Transaction Date | 2023-10-05 |
| Transaction Price | $2,800,000 |
| Buyer | DELAWARE CAL SIERRA PROPERTIES LLC |
| Seller | BARRIGA BORREGO LLC |
2011 Borrego Dr Barstow Multifamily Investment
Neighborhood occupancy sits modestly above the national midpoint, supporting steady renter demand, according to WDSuite s CRE market data. Elevated ownership costs relative to incomes in the area reinforce reliance on rentals, which can aid pricing discipline.
Situated in Barstow within San Bernardino County, the neighborhood carries a C rating and shows stable multifamily fundamentals relative to regional peers in the Riverside San Bernardino Ontario metro (997 neighborhoods measured). Neighborhood occupancy trends are above the national midpoint, suggesting a reasonable base for lease stability, while median contract rents remain in a value-oriented band for the Inland Empire.
Amenity access is mixed. Grocery and pharmacy availability track above national midpoints, supporting daily convenience, while restaurants are moderate and cafes, childcare, and parks are sparse. For investors, this balance implies dependable essentials with fewer lifestyle draws, which can favor workforce housing positioning but may temper premium rent potential.
Vintage and property positioning matter: the average neighborhood construction year skews to the mid-1970s, whereas this asset was built in 1984. Being newer than much of the surrounding stock can help competitive standing versus older properties; however, systems from the 1980s may still warrant modernization to meet renter expectations and reduce near-term maintenance variability.
Tenure dynamics differ by geography. At the immediate neighborhood level, the share of renter-occupied housing units is below half, indicating a more owner-tilted pocket. Within a 3-mile radius, a little over half of housing units are renter-occupied, pointing to a larger renter pool in the broader trade area and a deeper base for leasing and retention.
Demographic indicators within a 3-mile radius show flat-to-modest recent population growth with a projected increase over the next five years, alongside a notable rise in households and smaller average household sizes. A growing household count and smaller households generally support demand for rental units and can help sustain occupancy and absorption. Home values and value-to-income metrics sit on the higher side for the area, which tends to sustain rental demand and supports disciplined rent growth and retention when managed carefully.
Comparable neighborhood-level safety metrics are not available in WDSuite for this location. Investors typically benchmark conditions against city and county trends and evaluate property-level operations (lighting, access control, and onsite management) to support tenant experience.
Given data gaps at the block-group scale, a prudent approach is to pair third-party trend reviews with on-the-ground observations and to underwrite to policies that maintain resident confidence without relying on precise crime figures.
This 48-unit asset, built in 1984 with average unit sizes around 775 square feet, is positioned as a practical workforce offering in a neighborhood where occupancy trends sit above the national midpoint. The property s vintage is newer than much of the local stock, indicating competitive footing versus older 1970s-era assets, while also signaling potential value-add from targeted system upgrades and contemporary finishes. According to CRE market data from WDSuite, ownership costs in the area are relatively elevated compared with incomes, which supports depth of rental demand and can aid pricing discipline when paired with effective lease management.
Within a 3-mile radius, the outlook points to steady population growth, a larger household base, and smaller average household sizes over the next five years renter-relevant shifts that typically expand the tenant pool and support occupancy stability. Essentials-oriented amenities are accessible, though lifestyle amenities are thinner, aligning the property with a utility-driven renter profile and consistent leasing when positioned and maintained appropriately.
- Competitive positioning versus older neighborhood stock; 1984 vintage with modernization upside
- Neighborhood occupancy trends above the national midpoint support lease stability
- Elevated ownership costs reinforce renter reliance, aiding pricing discipline
- 3-mile outlook indicates population and household growth, expanding the tenant base
- Risks: thinner lifestyle amenities locally and aging 1980s systems may require targeted capital