| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Fair |
| Demographics | 24th | Poor |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 230 W Harvard Blvd, Santa Paula, CA, 93060, US |
| Region / Metro | Santa Paula |
| Year of Construction | 1984 |
| Units | 24 |
| Transaction Date | 2008-03-03 |
| Transaction Price | $2,500,000 |
| Buyer | GEOLIV CASHFLOW II LLC |
| Seller | ACES APARTMENTS LLC |
230 W Harvard Blvd Santa Paula Multifamily Investment
Neighborhood occupancy trends point to durable renter demand and steady leasing conditions, according to WDSuite’s CRE market data. Investors should expect stability driven by an Urban Core location and a renter base supported by local services.
Santa Paula’s Urban Core setting offers everyday convenience that supports renter retention. Grocery and pharmacy access is strong (both competitive among Oxnard–Thousand Oaks–Ventura neighborhoods and top quartile nationally), while restaurants are also dense for the metro. Café density is thinner, but essential retail and services are well represented. These dynamics align with a neighborhood rating of B and amenity strength that helps underpin day-to-day livability.
Multifamily fundamentals in the neighborhood are favorable: neighborhood occupancy is high and above most metro peers, landing in the top decile locally and top quartile nationally. Unit tenure data indicates a renter-occupied share near half of housing, signaling a deep tenant base and demand stability for professionally managed properties. Rents sit above many U.S. neighborhoods, and rent growth over the last five years has been solid, supporting revenue resilience through cycles.
Within a 3-mile radius, demographics show a large family-oriented population with an average household size that remains elevated versus national norms. While population has edged down slightly in recent years, WDSuite’s data points to notable income gains and a projected increase in households alongside smaller household sizes, which can expand the renter pool and support occupancy stability for well-located assets.
Home values in the neighborhood are elevated relative to national benchmarks, and the value-to-income ratio ranks in the upper range nationally. In practice, a high-cost ownership market tends to reinforce reliance on multifamily housing and can support pricing power for competitive properties. At the same time, rent-to-income appears manageable for many households here, which can aid lease retention and reduce turnover pressure.
Vintage considerations: the property was built in 1984, newer than the neighborhood’s average construction year. That positioning can be competitive versus older stock, though investors should still plan for selective system updates or modernization to meet current renter expectations.
School ratings in the neighborhood trend below national averages, which may make family leasing more price- and value-sensitive; however, the depth of nearby services and resilient renter demand indicators help balance this consideration for workforce-oriented assets.
Comparable safety context is important for underwriting. Specific neighborhood crime metrics are not available in WDSuite’s current dataset for this location, so investors typically benchmark property-level security measures, lighting, and management practices against broader Oxnard–Thousand Oaks–Ventura patterns and nearby Urban Core peers. Monitoring trend direction at the metro level and engaging local property management for on-the-ground observations can help calibrate risk without over-relying on block-level assumptions.
Proximity to life sciences and insurance employers broadens the commuter tenant base and supports leasing durability, with concentrations anchored by Amgen, Thermo Fisher Scientific, Boston Scientific Neuromodulation, Farmers Insurance Exchange, and AmerisourceBergen.
- Amgen — biotechnology (13.8 miles) — HQ
- Thermo Fisher Scientific — life sciences (27.1 miles)
- Boston Scientific Neuromodulation — medical devices (29.1 miles)
- Farmers Insurance Exchange — insurance (29.2 miles) — HQ
- AmerisourceBergen — pharmaceutical distribution (29.6 miles)
230 W Harvard Blvd is a 24-unit asset built in 1984, positioned in a neighborhood where occupancy remains strong and renter concentration is substantial. According to commercial real estate analysis from WDSuite, elevated home values and a high value-to-income ratio in the neighborhood point to a high-cost ownership market, which often sustains multifamily demand and supports pricing power for competitively maintained properties. At the same time, rent-to-income levels suggest moderated affordability pressure relative to many U.S. areas, aiding retention and cash flow durability.
Within a 3-mile radius, recent data shows slight population softening but meaningful income growth and a projected increase in households as average household size trends lower—conditions that can expand the renter pool over time. The 1984 vintage is newer than the neighborhood’s average, offering an edge over older stock while still allowing room for targeted value-add through system upgrades and interior modernization to meet current renter preferences.
- High neighborhood occupancy and sizable renter-occupied share support demand stability
- Elevated home values reinforce renter reliance on multifamily, aiding pricing power
- 1984 construction offers competitive positioning with room for targeted value-add
- 3-mile outlook shows rising household counts and income growth, supporting the renter pool
- Risks: softer school ratings and modest population declines warrant conservative leasing assumptions