| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 53rd | Poor |
| Demographics | 29th | Fair |
| Amenities | 38th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 615 E Virginia Way, Barstow, CA, 92311, US |
| Region / Metro | Barstow |
| Year of Construction | 1981 |
| Units | 76 |
| Transaction Date | 2015-08-31 |
| Transaction Price | $1,593,500 |
| Buyer | SFC VT LP |
| Seller | LINCOLN VIRGINIA ASSOCIATES LIMITED |
615 E Virginia Way Barstow Multifamily Investment
Neighborhood occupancy sits above national norms and a high share of renter-occupied units supports stable demand, according to WDSuite s CRE market data. This positioning favors consistent leasing for a 76-unit asset in San Bernardino County.
Located in Barstow s Inner Suburb cluster within the Riverside San Bernardino Ontario metro, the neighborhood carries a C+ rating and ranks 685 out of 997 metro neighborhoods, placing it above the metro median in some fundamentals but with uneven performance across categories. Neighborhood occupancy is 94.8% (top quartile nationally), which helps underpin income stability for multifamily assets.
The renter-occupied share of housing is high at roughly 72%, indicating a deep tenant base for multifamily operators and potential resilience through leasing cycles. Within a 3-mile radius, population has grown modestly over the last five years and households expanded faster, pointing to smaller household sizes and a gradually widening renter pool that can support occupancy.
Amenity access is mixed: grocery and park availability score above national norms, while pharmacies, cafes, and childcare options are limited. Average school ratings trail national benchmarks, which may temper appeal for some family renters and should be considered in leasing strategy.
The property s 1981 vintage is newer than the neighborhood s older housing stock (average year 1961). That relative youth can enhance competitive positioning against mid-century properties, though investors should still plan for system upgrades and selective renovations to drive rentability and return on capital.
Safety indicators are mixed but generally compare favorably at the national level. The neighborhood sits around the 67th to 78th national percentiles depending on offense type, suggesting better-than-average safety compared with neighborhoods nationwide. Recent trends show property offenses declining meaningfully year over year, while violent offenses ticked up modestly, underscoring the importance of ongoing security and tenant-engagement practices.
Within the Riverside San Bernardino Ontario metro (997 neighborhoods), conditions vary block to block; investors should assess on-site controls and lighting, and coordinate with local resources to sustain retention and minimize non-revenue downtime.
This 76-unit asset at 615 E Virginia Way benefits from a high renter concentration and neighborhood occupancy near the top quartile nationally, supporting income durability relative to many Inland Empire peers. Based on CRE market data from WDSuite, the surrounding 3-mile area shows steady population growth with an even faster rise in households, expanding the prospective tenant base and helping sustain leasing velocity.
Built in 1981, the property is newer than much of the neighborhood s mid-century stock, offering a positioning edge with potential to capture rent premiums through targeted upgrades. Ownership costs in the area are not extreme relative to income, which can introduce some competition from for-sale housing, but rent levels remain broadly manageable for local incomes (supporting retention) and grocery/park access adds daily-living convenience despite a thinner cafe/pharmacy mix.
- High renter-occupied share supports a deep tenant base and occupancy stability.
- 1981 vintage offers competitive positioning versus older neighborhood stock with value-add potential.
- 3-mile population and household growth expand the leasing funnel and support steady absorption.
- Grocery and park access provide day-to-day convenience that aids retention.
- Risks: below-average school ratings and a thinner amenity mix may require pricing discipline and targeted marketing.