
Bakersfield, CA 93304
Analysis of 2700 White Lane, Bakersfield, CA 93304 is currently available with a list price of $8,950,000. The property maintains a Fair Condition Rating (50/100), suggesting the property is in acceptable condition with potential for value enhancement through selective updates and improvements. Located in a high-demand neighborhood within the Bakersfield Unified School District, this asset is categorized as a low-risk, high-reward acquisition suitable for both Buy-and-Hold Investors and Owner-Occupants willing to undertake light renovation work.
Property is moderate renovation needed.
This 1965 hotel-to-apartment conversion is a 'heavy value-add' project currently in receivership. While interior images show some units have been updated with modern white shaker cabinets, granite-style countertops, and wood-look vinyl flooring, the property requires over $1 million in remaining capital expenditures for CUP compliance, including significant site work, ADA upgrades, and landscaping. The mix of renovated interiors and substantial deferred exterior/infrastructure requirements places it in the fair category.
The property features a strategic concentration of Section 8 vouchers with pre-approved contract rents up to $1,095, ensuring a reliable and subsidized income stream in a high-demand submarket.
Situated at the Highway 99 interchange with exposure to over 170,000 vehicles daily, the asset benefits from superior regional access and significant signage opportunities.
With major life-safety systems already installed and a clearly defined, permitted scope of work for CUP compliance, the remaining value-add path is transparent for investors.
Lot size discrepancy between mls listing and other public or private record. mls listing lot size in square feet =118483, other record lot size in square feet = 54014.
Investors must budget for an estimated $1.0M to $1.3M in remaining construction costs plus over $312,000 in mandated impact fees to achieve full stabilization.
Currently at 65.1% occupancy with active evictions and a court-supervised receivership sale, the property requires sophisticated management to navigate the stabilization phase.
We are pleased to present 2700 White Lane, a 149-unit studio apartment community situated at the Highway 99 interchange in Southwest Bakersfield's Wible Orchard neighborhood. Originally constructed in 1965 as a Howard Johnson hotel, the property has been converted to multifamily use under Conditional Use Permit 23-0642, approved by the Bakersfield Planning Commission on February 29, 2024. The asset is being offered as a court-supervised sale through a receivership, presenting a compelling heavy value-add opportunity with a defined scope of remaining work, strong rental comparables, and deep Section 8 demand.The two-story, L-shaped property encompasses approximately 61,500 square feet of building area across 149 studio units averaging approximately 400 square feet each, with kitchenettes in a hotel-conversion format and exterior corridors. The site features a kidney-shaped swimming pool and a large surface parking lot. The property benefits from exceptional freeway visibility, with Highway 99 carrying more than 170,000 vehicles per day, and direct access from White Lane, one of Southwest Bakersfield's primary east-west arterials. Valley Plaza Mall is approximately two miles east and Downtown Bakersfield approximately five miles northeast.The property currently operates at 65.1% occupancy, with 97 units leased and 52 vacant (including 4 on notice and 2 in eviction). Approximately 40% of occupied units (~39 units) are leased to Section 8 voucher holders, and the Bakersfield Housing Authority has approved contract rents at this address ranging from $975 to $1,095 per month. This voucher concentration represents a strategic asset: Section 8 demand in the Southwest Bakersfield submarket is strong, providing a reliable tenant pipeline once the property achieves full CUP compliance and professional stabilization. Market rent support is anchored by Ming Tree Apartments at 5601 Ming Avenue, which achieves $1,075 per month for studios 2.5 miles from the subject on a comparable commercial corridor. This figure represents current achievable market rent, not a projection. Same-ZIP-code comparables in the 93304 area average $1,057 per month unadjusted, while the broader Southwest Bakersfield studio market (93309) averages $1,046 per month adjusted. A stabilized rent assumption of $1,075 per month is conservative relative to these benchmarks and falls $20 below the maximum Section 8-approved contract rent at the property.The single most significant risk mitigant in this transaction is that the remaining scope of work is defined and permitted. Fire sprinklers and alarm systems have been completed in accordance with the CUP, representing substantial life-safety capital already invested. The remaining CUP compliance items include five 8-by-20-foot masonry trash enclosures, six ADA parking stalls and path of travel, Los Carneros and White Lane sidewalk replacement, drive approaches and management signage, parking lot slurry seal and restripe, streetlight installation, landscaping, and perimeter security fence and gates. These items are specified in both the CUP punch list and a Patterson & Sons Construction estimate totaling approximately $745,000 for base construction (plans and permits excluded). Including permits, engineering, security fence, and contingency, buyers should underwrite $1.0M to $1.3M in total construction and soft costs. CUP-mandated impact fees, including a Park Development Fee of $312,155 plus Transportation Impact and Sewer Connection fees, are separate and typically addressed at closing through buyer responsibility, seller credit, or negotiated split.
No exterior & parking available.
No sensitive facilities data found.
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 149.0 | 74.5 | 50% |
| Baths | 149.0 | 74.5 | 50% |
| Square foot | 59,600 | 30,706 | 50% |
| Lot Size | 118,483 | 62,358 | 50% |
| Price | $8.95M | $4.60M | 50% |
| Price per sq ft | $150 | $145 | 50% |
| Built year | 1965 | 1957 | 50% |
| HOA | $0 | $0 | 50% |
| Days on market | 77 | 153 | 50% |
Apr 16, 2026
$8,950,000
$9,950,000
-10% Price Drop
Initial Listing
Feb 4, 2026
$9,950,000
Initial Listing
Dec 28, 2004
$550,000
Public Record