| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Fair |
| Demographics | 20th | Fair |
| Amenities | 33rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4690 N Third, Biola, CA, 93606, US |
| Region / Metro | Biola |
| Year of Construction | 2007 |
| Units | 44 |
| Transaction Date | 2006-07-19 |
| Transaction Price | $118,000 |
| Buyer | BIOLA VILLAGE PARTNERS |
| Seller | SELF HELP ENTERPRISES |
4690 N Third Biola Multifamily Investment
Positioned in a renter-supported Fresno County suburb, the asset benefits from steady neighborhood occupancy and a tenant base that values commute convenience, according to WDSuite’s commercial real estate analysis.
Biola’s suburban setting offers day-to-day essentials with modest convenience: grocery access tracks above national medians while cafes and restaurants are limited. Within the Fresno, CA metro, the neighborhood’s amenity profile is competitive among 246 neighborhoods, helping support resident retention for workforce-oriented rentals.
Neighborhood occupancy trends sit above national norms, per CRE market data from WDSuite, providing a baseline for cash-flow stability. The share of renter-occupied housing sits near half of occupied units locally, indicating a meaningful depth of the tenant pool and supporting leasing continuity for multifamily assets.
Demographic statistics aggregated within a 3-mile radius show recent growth in population and households, expanding the near-term renter pool. Forward-looking projections indicate smaller household sizes with households increasing even as overall population is expected to contract, which can sustain demand for rental units as more, smaller households seek housing options.
Home values in the neighborhood reflect a high-cost ownership market relative to local incomes (high national percentile for value-to-income), which can reinforce renter reliance on multifamily housing and support pricing power within reasonable affordability bands. Average school ratings trend above the national median, a positive consideration for family-oriented renters and longer tenancy.
Built in 2007, the property is materially newer than the neighborhood’s older housing stock. This positions the asset competitively versus mid-century product while still warranting planning for mid-life system updates or selective modernization to sustain occupancy and rentability.
Safety indicators for the neighborhood present a mixed but generally constructive picture in comparative terms. Within the Fresno metro (246 neighborhoods), the local crime rank suggests more incidents than many peer areas; however, nationally the neighborhood sits above average percentiles, indicating relatively stronger safety compared with a broad U.S. set.
Recent trends show improvement in violent offense rates (better national percentile and a year-over-year decline), while property offense measures score well in national comparisons but have shown short-term volatility. Investors should underwrite with conservative assumptions and verify the latest block-group trends as part of area diligence.
Employment access is oriented toward regional industrial and food processing, supporting workforce housing demand and commute convenience. Notable nearby employer:
- Con Agra Foods — food processing (19.6 miles)
This 44-unit 2007-vintage asset offers relative competitiveness versus older neighborhood stock, supporting occupancy stability and leasing velocity. Neighborhood occupancy runs above national norms and the local renter-occupied share indicates a sizable tenant base. Within a 3-mile radius, recent population and household growth expand the renter pool, and projections of smaller household sizes suggest ongoing demand for rental units even if population growth moderates.
According to CRE market data from WDSuite, ownership costs benchmark high relative to incomes in this neighborhood, which tends to sustain rental demand and supports disciplined pricing power. Given the mid-2000s vintage, investors should plan for mid-life capital items and selective upgrades to maintain competitive positioning against newer supply.
- 2007 construction provides an edge over older local stock with manageable value-add pathways
- Neighborhood occupancy above national norms supports cash-flow consistency
- 3-mile radius shows household growth and smaller household sizes, reinforcing multifamily demand
- High ownership cost-to-income context underpins renter reliance and lease retention
- Risks: mixed local crime rankings within the metro and mid-life CapEx for systems and finishes