| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Fair |
| Demographics | 24th | Poor |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 101 E Ventura St, Santa Paula, CA, 93060, US |
| Region / Metro | Santa Paula |
| Year of Construction | 1979 |
| Units | 50 |
| Transaction Date | 2010-04-01 |
| Transaction Price | $6,800,000 |
| Buyer | Diamond Robert L |
| Seller | Santa Paula Townhuses LLC |
109 E Ventura St Santa Paula Multifamily Investment
This 50-unit property offers exposure to a renter-concentrated neighborhood with strong occupancy fundamentals, according to WDSuite's CRE market data showing 99.1% neighborhood-level occupancy rates and balanced rental demand dynamics.
The Santa Paula neighborhood demonstrates solid occupancy fundamentals for multifamily investors, with neighborhood-level occupancy rates at 99.1% ranking 21st among 172 metro neighborhoods. The area maintains a balanced housing tenure mix, with 49.5% of units renter-occupied, supporting consistent rental demand in the 88th national percentile for renter concentration.
Built in 1979, this property aligns with the neighborhood's average construction year of 1971, positioning it within the established housing stock without significant vintage disadvantages. The location benefits from strong amenity density, ranking in the 78th national percentile, including 4.67 grocery stores per square mile and robust restaurant access at 15.16 establishments per square mile.
Demographics within a 3-mile radius show household income growth trends, with median household income increasing 28% over five years to $74,755. Home values at $475,035 create a value-to-income ratio of 5.8, which sustains rental demand by limiting homeownership accessibility. However, investors should note the area's modest educational attainment levels and declining population trends, which may influence long-term tenant pool dynamics.
Crime data for this neighborhood is not currently available through standard reporting channels, limiting the ability to provide comparative safety metrics against metro or national benchmarks. Investors should conduct independent due diligence on local safety conditions and consider consulting municipal crime reports or engaging local property management professionals familiar with area security trends.
The employment base draws from major corporate anchors within commuting distance, supporting workforce housing demand for professional tenants across biotechnology, insurance, and energy sectors.
- Amgen — biotechnology (13.9 miles) — HQ
- Thermo Fisher Scientific — life sciences (27.1 miles)
- Boston Scientific Neuromodulation — medical devices (28.9 miles)
- Farmers Insurance Exchange — insurance (29.2 miles) — HQ
- Amerisourcebergen — pharmaceutical distribution (29.4 miles)
This Santa Paula multifamily investment offers exposure to a market with exceptional occupancy stability, ranking 21st among 172 metro neighborhoods at 99.1% neighborhood-level occupancy. The renter-concentrated tenure profile and elevated home values relative to income support sustained rental demand, while proximity to major biotechnology and corporate employers provides workforce housing appeal.
The 1979 construction year positions the property for potential value-add opportunities through strategic capital improvements, particularly given the neighborhood's strong amenity density and grocery store access. According to commercial real estate analysis, demographic projections show household income growth trends that may support future rent escalations, though investors should monitor population decline patterns that could affect long-term absorption.
- Exceptional neighborhood occupancy at 99.1% ranks top 15% among Oxnard-Thousand Oaks-Ventura metro areas
- Strong renter concentration at 49.5% supports consistent multifamily demand fundamentals
- Proximity to major corporate employers including Amgen headquarters provides workforce housing appeal
- Value-add potential through capital improvements given 1979 vintage and neighborhood amenity density
- Risk consideration: modest population decline trends may affect future tenant pool expansion