128 S Western Ave
Waterford, CA 95386
Western Heights Apartments · Multifamily Property For Sale · 40 Units

We are pleased to present the opportunity to acquire the Western Heights Apartments, a 40-unit garden-style low-income housing community located in Waterford, CA. Built in 1996, the 6 building complex consists of (4) 1-bedroom 1-bath units averaging 701 square feet, (24) 2-bedroom 1-bath units averaging 867 square feet, and (12) 3-bedroom 2-bath units averaging 1,148 square feet. Each unit includes balcony/patio space, separate meters for electricity, and central air conditioning. Amenities of the property include ample off-street parking, a property manager’s office, security cameras, onsite laundry facilities, and a children's playground. The current average in-place rent at the Western Heights Apartments are $660 for 1-bedroom 1-bath units while the maximum rent assigned by the rent control board is $697 for 1-bedroom 1-bath units in the market. The current average in-place rent for 2-bedroom and 1-bath units are $754 while the maximum rent assigned by the rent control board is $837 for 2-bedroom units in the market. The current average in-place rent for 3-bedroom and 2-bath units are $911 while the maximum rent assigned by the rent control board is $975 for 3-bedroom units in the market. Located in the heart of the Central Valley, Waterford is the 8th largest city in Stanislaus County. Known as the “Gateway to Recreation” Waterford is located 13 miles east of Modesto from Yosemite Blvd (CA-132), the main east-west arterial through the Central Valley connecting with Interstate 5 and Interstate 580 to the east and the Golden Chain Highway (CA-49) to the west. The Western Heights Apartments are located on South Western Avenue, directly off of Yosemite Blvd, also the primary retail and commercial corridor through Waterford. The Waterford Plaza is located directly across the street on South Western Avenue, and includes the Pioneer Supermarket and Pharmacy, Supercuts, Cricket Mobile, Dollar General, and Beans Coffee. Taco Bell, Mountain Mike’s Pizza, Little Caesars, and Subway are all located on the corner of Yosemite Blvd and South Western Avenue.