| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Poor |
| Demographics | 14th | Poor |
| Amenities | 91st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 739 Yale St, Santa Paula, CA, 93060, US |
| Region / Metro | Santa Paula |
| Year of Construction | 1972 |
| Units | 28 |
| Transaction Date | 2003-07-02 |
| Transaction Price | $1,250,000 |
| Buyer | CABRILLO ECONOMIC DEVELOPMENT CORP |
| Seller | CHILDS PARTNERSHIP #2 |
739 Yale St, Santa Paula CA Multifamily Investment
Renter concentration in the surrounding neighborhood supports steady multifamily demand, and, according to WDSuite’s CRE market data, local occupancy trends should be evaluated alongside Ventura County’s broader fundamentals for context.
Santa Paula’s Urban Core setting offers everyday convenience with strong amenity access relative to the region. Park density ranks 3rd among 172 metro neighborhoods and is top percentile nationally, while restaurants and pharmacies also score in the high national percentiles. These features help with renter appeal and day-to-day livability that can support retention.
On an overall basis, the neighborhood lands above the metro median among 172 peer areas. Median home values sit in a high national percentile, and the value-to-income ratio is also elevated, indicating a high-cost ownership market that can reinforce reliance on rentals and support pricing power when leases turn.
Neighborhood occupancy is in the lower half nationally and has softened in recent years, so lease management and renewal execution matter. However, the share of housing units that are renter-occupied is high (renter concentration), signaling a deep tenant base for multifamily operators. Median asking rents in the neighborhood are in the upper national percentiles, and rent-to-income appears on the lower end nationally, suggesting relatively manageable affordability pressure that can aid lease stability.
Within a 3-mile radius, recent data show flat-to-modestly contracting population, but households are projected to increase and average household size to decline over the next five years. For investors, that pattern generally points to a larger addressable tenant base and steady turnover that can support occupancy. Average school ratings are below national medians, which may modestly narrow the family-renter segment, but proximity to jobs and amenities can offset for workforce-oriented demand.
Vintage matters: the property was built in 1972, newer than the neighborhood’s older housing stock (average vintage skewed earlier). That relative age positioning can be competitive versus prewar and mid-century assets nearby, while still warranting targeted capital planning for systems, common areas, and market-relevant finishes.
Current neighborhood-level crime metrics are not available in WDSuite’s dataset for this location. Investors should benchmark city and county trend data and evaluate property-specific measures (lighting, access control, and management practices) to contextualize risk alongside regional comparables rather than drawing block-level conclusions.
Nearby life sciences, healthcare, and insurance employers provide diverse white-collar and technical jobs that support commuter-friendly rental demand and resident retention. Key anchors include Amgen, Thermo Fisher Scientific, Boston Scientific Neuromodulation, Farmers Insurance Exchange, and AmerisourceBergen.
- Amgen — biotechnology HQ & operations (13.8 miles) — HQ
- Thermo Fisher Scientific — life sciences offices (26.7 miles)
- Boston Scientific Neuromodulation — medical devices (28.4 miles)
- Farmers Insurance Exchange — insurance services (28.8 miles) — HQ
- AmerisourceBergen — pharmaceutical distribution (28.9 miles)
739 Yale St offers a 28-unit footprint in Ventura County’s workforce corridor with strong amenity access and a renter-heavy neighborhood that underpins demand. Based on CRE market data from WDSuite, neighborhood occupancy has eased but remains serviceable for leasing, while rent-to-income levels appear comparatively manageable, supporting renewal prospects. Elevated ownership costs locally further sustain reliance on multifamily housing.
Constructed in 1972, the asset is newer than much of the nearby housing stock, providing a relative competitive edge versus older vintage properties. Focused value-add—targeting interiors, building systems, and curb appeal—may capture demand from residents prioritizing convenience to jobs and services. Smaller average unit sizes can align with price-sensitive renters seeking efficient layouts.
- Renter concentration and elevated ownership costs reinforce multifamily demand and pricing power.
- Amenity-rich location (parks, dining, services) supports resident retention and leasing velocity.
- 1972 vintage offers relative competitiveness versus older stock, with targeted value-add potential.
- Lease management is important as neighborhood occupancy trends sit below national midline.
- School ratings below national medians may narrow family-renter appeal; workforce demand remains the core thesis.