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Westchester (also known as Riviera-Westchester)

Bakersfield, CA

Neighborhood Market Analysis

Q3 2025 Report
$415,000 (listing, 2025); $290,000 (recent sales median); $482,019 (NeighborhoodScout median)
Median Home Price
Moderate (walkable to downtown, parks, and some shopping, but car needed for most errands)
Walkability Score
Generally average to above average for Bakersfield; specific ratings vary by year and source.
School Rating

Location Overview

Neighborhood Boundaries

Generally bounded by 24th St (north), Oak St (west), Truxtun Ave (south), and F St (east); adjacent to downtown Bakersfield.

Zip Codes

93301

Market Data Summary

Price Range$172,000 to $1,400,000 (2025 listings and recent sales)
Price per Sq Ft$216 (recent sales); $259 (current listings)
Inventory LevelsModerate (24 active listings, 2025); vacancy rate 7.6% (near national average)[4][2][1].

Property Characteristics

Home Types & Architecture

Home Types

Single-family homesSmall apartment buildings

Architectural Styles

TudorMid-centuryTraditional ranchTurn-of-the-century classic

Property Details

Typical Lot SizesMedium to large lots, often with mature landscaping and alley access.
Home Age Range1940s to 2020; majority built 1940-1969, some newer infill.
Construction QualityGenerally well-built, older homes with character; many well-maintained, but some may require updates[1][2][3].

Community Profile

Demographics & Lifestyle

Demographics

Higher income than 55% of US neighborhoods; mix of families, professionals, and retirees[2].

Community Vibe

Historic, established, friendly, pride of ownership, some concerns about transition as original owners age out[3].

Typical Residents

  • Families
  • Professionals
  • Retirees
  • Some renters

Family Friendly

Yes—calm, quiet, tree-lined streets, strong sense of community, good for families[3].

Amenities & Lifestyle

Parks & Recreation

  • • Proximity to downtown parks
  • • Bike path access

Dining Options

  • • Downtown Bakersfield restaurants
  • • Local cafes

Shopping Centers

  • • Downtown Bakersfield
  • • Smart & Final (within 3 blocks)

Local Businesses

  • • Smart & Final
  • • Downtown shops
  • • Local cafes

Education & Schools

Generally average to above average for Bakersfield; specific ratings vary by year and source.
Overall School Rating

Elementary Schools

  • • Emerson Middle School (serves some elementary grades)
  • • Nearby elementary schools in 93301

Middle Schools

  • • Emerson Middle School

High Schools

  • • Bakersfield High School

Private Schools

  • • Several private and parochial options nearby

Transportation & Accessibility

Transit & Roads

Public Transit

  • • Kern Transit bus lines (downtown access)

Major Roads

  • • 24th St
  • • Oak St
  • • Truxtun Ave
  • • F St

Commute & Walkability

Commute Times5-10 minutes to downtown; 15-20 minutes to major employment centers.
WalkabilityModerate—walkable to downtown, but most errands require a car.
ParkingMostly off-street (driveways, garages, alley access); some street parking available.

Marketing Intelligence

Target Buyer Types

  • Families
  • Young professionals
  • Retirees
  • Investors

Key Selling Points

  • Historic homes with character
  • Tree-lined streets
  • Walkability to downtown
  • Strong community feel

Pricing Considerations

Price competitively given older home stock; highlight updates and unique features.

Common Objections & Response Strategies

Objection: Older homes may require maintenance or updates.

Response Strategy:

Provide inspection reports, highlight recent upgrades, and connect buyers with local contractors.

Objection: Concerns about crime or transient activity.

Response Strategy:

Share crime data, highlight neighborhood watch programs, and emphasize community involvement.

Objection: Limited amenities within walking distance.

Response Strategy:

Emphasize proximity to downtown, parks, and bike paths; note short drive times to shopping.

Investment Insights

Investment Potential

Appreciation Potential

Moderate; historic homes and proximity to downtown support long-term value.

Rental Demand

Steady; mix of owners and renters, with rental prices below California average ($1,879/mo)[2].

Buyer Competition

Moderate; unique homes attract buyers seeking character, but inventory is not tight.

Best For

  • Families
  • Professionals seeking proximity to downtown
  • Investors seeking stable rental income

Potential Concerns

  • Older homes may need updates
  • Some transient activity near downtown
  • Limited new construction

Professional Recommendations

1

Highlight historic and architectural features in marketing materials.

2

Educate buyers on benefits and quirks of older homes.

3

Network with local contractors and inspectors for pre-listing repairs.

4

Leverage community events and neighborhood pride in open houses.

5

Stay informed on downtown Bakersfield developments and their impact on demand.

Competitive Analysis

Comparable Markets

  • Oleander/Sunset
  • Downtown Bakersfield
  • La Cresta

Market Positioning

Hidden gem for buyers seeking character and community close to downtown.

Competitive Advantages

  • Historic charm
  • Proximity to downtown
  • Lower prices than many California neighborhoods

Price Comparison

Significantly more affordable than most California neighborhoods; competitive within Bakersfield for historic homes[2][4].

Investment Metrics

Estimated 5-6% (based on $1,879/mo average rent and median prices)
Cap Rates
Moderate; rents below CA average but stable demand
Rental Yields
Approx. 18-20 (using $415K median price and $1,879/mo rent)
Price-to-Rent
Positive for well-maintained properties; best for long-term hold
Cash Flow
Steady, with potential upside from downtown revitalization
Appreciation

Buyer Journey Insights

First-Time Buyers

Attractive for those seeking character and affordability; may need education on older home maintenance.

Move-Up Buyers

Appealing for buyers upgrading from condos/apartments seeking more space and community.

Downsizers

Some single-level homes and smaller lots available; quiet streets and walkability are draws.

Investors

Stable rental demand, moderate cap rates, potential for value-add through renovations.

Relocators

Proximity to downtown and unique neighborhood vibe appeal to those moving from larger metros.

This neighborhood analysis was generated using hyperlocal data and AI intelligence.

Neighborhood conditions change - consult with local real estate professionals for the most current information.

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