| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 89th | Best |
| Demographics | 51st | Fair |
| Amenities | 80th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1850 Williams St, Simi Valley, CA, 93065, US |
| Region / Metro | Simi Valley |
| Year of Construction | 1989 |
| Units | 31 |
| Transaction Date | 2025-09-15 |
| Transaction Price | $5,300,000 |
| Buyer | SSP SIMI VALLEY LLC |
| Seller | ILONA PETERS TRUST |
1850 Williams St, Simi Valley CA Multifamily Investment
Neighborhood fundamentals point to resilient renter demand, with high neighborhood occupancy and a sizable renter-occupied share supporting leasing stability, according to WDSuite s CRE market data. Elevated ownership costs in Ventura County further sustain reliance on multifamily housing in this submarket.
This Urban Core neighborhood in the Oxnard Thousand Oaks Ventura metro is rated A and ranks 15th among 172 neighborhoods, placing it in the top quartile locally. Amenity access is a clear strength: restaurants rank 4th of 172 (99th percentile nationally), grocery stores 12th of 172 (98th percentile), parks 9th of 172 (97th percentile), pharmacies 31st of 172 (92nd percentile), and cafes 26th of 172 (92nd percentile). For residents, this concentration of daily-needs and lifestyle amenities supports retention and reduces friction during lease-ups.
Neighborhood occupancy is in the top quartile among the metro s 172 neighborhoods, supporting stable cash flow potential. The renter-occupied share is also in the top quartile locally, indicating depth in the tenant base for a 31-unit property and reinforcing demand durability through cycles. Median contract rent levels sit in a high national percentile, signaling pricing power relative to many U.S. submarkets, while suggesting careful lease management to balance rent growth and renewal success.
Home values are high for the area (92nd percentile nationally) and value-to-income metrics are elevated (96th percentile nationally). For investors, this high-cost ownership context tends to sustain multifamily demand and supports retention, even as some households weigh ownership alternatives. At the same time, the neighborhood s rent-to-income reading indicates affordability pressure is a consideration for renewal strategies and concession planning.
The average construction year in the neighborhood skews newer (1996, competitive among 172 metro neighborhoods), while the subject property was built in 1989. That vintage creates potential value-add pathways from in-unit modernization to systems updates to maintain competitive positioning against the newer local stock.
Safety signals are mixed but generally constructive in context. Nationally, the neighborhood sits in a high percentile for lower violent offenses (around the 92nd percentile, indicating safer conditions versus many U.S. neighborhoods). Within the metro, however, the overall crime rank is 19th among 172 neighborhoods, which indicates crime levels are higher than many local peers. Investors should underwrite with this local-relative positioning in mind while recognizing the strong national standing.
Trend data provide additional nuance: estimated violent offenses have declined sharply year over year, while property offenses show a recent uptick. Taken together, this pattern supports a cautious but balanced view ongoing monitoring and standard security measures remain prudent for asset operations and underwriting.
Proximity to life sciences, healthcare, and corporate services employers supports workforce housing demand and commuter convenience for renters at 1850 Williams St. The anchors below reflect the near-to-regional employment base that can bolster leasing and retention.
- Thermo Fisher Scientific scientific equipment (9.1 miles)
- Amgen biotech (10.0 miles) HQ
- Farmers Insurance Exchange insurance (11.4 miles) HQ
- AmerisourceBergen pharmaceutical distribution (16.4 miles)
- Boston Scientific Neuromodulation medical devices (16.8 miles)
Built in 1989 with 31 units averaging roughly 512 square feet, the property competes in a neighborhood that ranks top quartile within the 172 neighborhood Ventura metro on overall quality and amenity access. High neighborhood occupancy and a top-quartile renter-occupied share indicate a deep tenant base and support for stable operations. According to CRE market data from WDSuite, ownership costs are elevated locally, which tends to reinforce multifamily demand and can aid lease retention.
The vintage positions the asset for targeted value-add select interior and common-area upgrades may enhance rentability versus newer stock in a neighborhood where national rent percentiles are high. Demographic data aggregated within a 3-mile radius show households have grown modestly despite a small population dip, with forecasts indicating additional population and household growth ahead suggesting a larger renter pool over time. Investors should still plan for affordability-sensitive renewals and selective concessions, given the neighborhood s rent-to-income reading.
- Top-quartile neighborhood standing and amenity density support occupancy durability
- High-cost ownership market reinforces reliance on rentals and underpins demand
- 1989 vintage offers value-add potential to compete with newer local stock
- 3-mile forecasts point to population and household growth expanding the renter base
- Risk: affordability pressure requires disciplined renewals, concessions, and expense control