| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 53rd | Poor |
| Demographics | 29th | Fair |
| Amenities | 38th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 755 E Virginia Way, Barstow, CA, 92311, US |
| Region / Metro | Barstow |
| Year of Construction | 1986 |
| Units | 80 |
| Transaction Date | 1997-10-16 |
| Transaction Price | $3,535,000 |
| Buyer | REGENCY SVGS BANK FSB |
| Seller | SCENIC VIEW APARTMENTS |
755 E Virginia Way Barstow Multifamily Opportunity
Neighborhood occupancy is solid and renter demand is deep in this pocket of Barstow, according to WDSuite’s CRE market data. Investors should view this as a stable workforce location where renter concentration supports consistent leasing performance at the neighborhood level.
Situated in Barstow within the Riverside–San Bernardino–Ontario metro, the neighborhood rates C+ and ranks 685 of 997 metro neighborhoods, placing it above the metro median for several renter-focused fundamentals. Park access and basic retail needs are reasonably served, with parks and groceries scoring in the top quartile nationally, while cafes and pharmacies are comparatively sparse. This mix tends to support everyday convenience without commanding premium rents.
Renter concentration is a defining feature: approximately 72% of housing units in the neighborhood are renter-occupied (ranked 38 of 997; top percentile nationally), indicating a large tenant base that can support occupancy stability. Neighborhood occupancy is about 94.8% (around the 70th national percentile), suggesting relatively firm demand and manageable downtime between turns.
The property’s 1986 vintage is newer than the neighborhood’s average construction year (1961). That positioning typically offers a competitive edge versus older local stock, while still warranting capital planning for systems modernization or targeted renovations to drive rentability and reduce near-term maintenance risk.
Within a 3-mile radius, population and household counts have been growing and are projected to continue expanding, implying a larger tenant base over the next five years. Median incomes have trended higher, and rent levels remain moderate relative to incomes, which can support retention and steady leasing. Home values are lower than major California metros, and the ownership market’s value-to-income profile sits above national midpoints, conditions that often sustain reliance on multifamily rentals rather than rapid movement into ownership.
Safety trends are comparatively favorable for the metro context. The neighborhood’s crime rank sits at 122 out of 997 metro neighborhoods, indicating better-than-average outcomes locally and a position around the upper third nationally. Property offenses are estimated to be in a stronger national position as well, with year-over-year declines that signal improving conditions, while violent offense measures track in a similarly better-than-average national range.
For investors, this means resident sentiment is likely supported by a relatively stable safety backdrop compared with many peer neighborhoods in the metro. Continue to monitor trend direction rather than single-year readings, as localized dynamics can shift with new development, policing strategies, or changes in the resident mix.
The rental base here is largely supported by local services, logistics, and public-sector employment within commuting reach, which can underpin stable workforce housing demand. Specific nearby employers with verifiable mile-distance data are not listed here.
This 80-unit, 1986-vintage asset sits in a renter-heavy Barstow neighborhood where occupancy trends are comparatively firm and everyday amenities meet core needs. The asset’s vintage is newer than much of the surrounding stock, suggesting competitive positioning with scope for selective value-add to modernize systems and finishes. According to CRE market data from WDSuite, neighborhood occupancy performs above national midpoints, while the renter-occupied share is notably high, reinforcing demand depth and potential leasing durability.
Within a 3-mile radius, population and households have increased and are projected to expand further, pointing to a growing tenant base that can support steady absorption. Rent levels remain manageable relative to local incomes, which can aid renewal rates and reduce turnover risk, while the ownership landscape encourages continued reliance on rental housing. Risks center on limited lifestyle amenities and lower-rated schools relative to national benchmarks, which may cap achievable premiums and require sharper asset management to sustain performance.
- Renter-heavy neighborhood with stable occupancy supporting leasing consistency.
- 1986 vintage offers competitive positioning versus older local stock with targeted value-add potential.
- Growing 3-mile population and household counts signal a larger tenant base over the next five years.
- Moderate rents relative to incomes can support retention and reduce downtime between turns.
- Risks: thinner café/pharmacy amenity set and lower school ratings may limit premium pricing.