| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 56th | Fair |
| Demographics | 32nd | Fair |
| Amenities | 27th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2513 W Tahoe Ave, Caruthers, CA, 93609, US |
| Region / Metro | Caruthers |
| Year of Construction | 1984 |
| Units | 42 |
| Transaction Date | 2025-07-29 |
| Transaction Price | $3,430,000 |
| Buyer | SKYRUN LLC |
| Seller | CASE HOUSING LLC |
2513 W Tahoe Ave Caruthers Multifamily Opportunity
Positioned in a renter-reliant pocket of Fresno County, the asset benefits from a meaningful share of renter-occupied housing and ownership costs that help sustain multifamily demand, according to WDSuite’s CRE market data.
Livability trends point to steady renter appeal driven by practical essentials rather than lifestyle amenities. Neighborhood grocery and pharmacy access track near national mid-range levels, while cafes and parks are sparse—an indicator that demand skews toward value- and necessity-oriented renters over discretionary amenity seekers.
Vintage matters for competitiveness. With construction in 1984 versus a neighborhood average skewing older (1960s), the property is relatively newer than local stock—supporting leasing appeal versus older comparables—while still warranting targeted system upgrades or light renovations for long-term durability and repositioning.
Renter concentration at the neighborhood level sits in the low-40% range of housing units being renter-occupied, signaling a meaningful tenant base and stable multifamily demand. At the same time, neighborhood occupancy trends have been softer than national norms in recent years, suggesting operators should emphasize leasing management and retention to maintain performance.
Within a 3-mile radius, demographics show recent population and household contraction historically, but forward-looking projections indicate an uptick by the latter part of the decade. This combination points to a near-term focus on leasing discipline, with medium-term potential for renter pool expansion that can support occupancy stability.
Home values rank above national midpoints and the value-to-income ratio trends high for the area, indicating a relatively high-cost ownership market that can reinforce reliance on rental options. At the same time, rent-to-income metrics are comparatively manageable, which can aid lease retention and reduce turnover risk for well-operated assets.
Neighborhood-level crime benchmarks are not published in the current dataset for this location. Investors typically evaluate safety using multiple sources and timeframes; in the absence of specific figures here, a prudent approach is to compare recent Fresno-region trends, property-level incident histories, and management practices to contextualize risk and mitigation.
The employment base includes nearby food processing and packaging operations that support workforce housing demand and commuting convenience for residents.
- Con Agra Foods — food processing (13.9 miles)
- International Paper — packaging & paper products (40.3 miles)
This 42-unit, 1984-vintage asset offers relative competitiveness versus older neighborhood stock, with practical appeal to value-oriented renters. The surrounding area shows a meaningful renter-occupied share and ownership costs that trend elevated for the market, which together support steady multifamily demand and potential pricing resilience. According to CRE market data from WDSuite, neighborhood occupancy has been below national norms, reinforcing the importance of hands-on leasing and retention strategy.
Within a 3-mile radius, projections point to population and household growth later in the decade, implying a gradually expanding tenant base. Pairing targeted capital plans—modernization of unit finishes and building systems—with disciplined operations can position the property to capture incremental demand and stabilize through cycles.
- 1984 construction offers relative edge versus older local stock, with selective renovation upside.
- Meaningful renter-occupied share and elevated ownership costs support depth of tenant demand.
- 3-mile demographics indicate mid-term renter pool expansion to support occupancy stability.
- Operational focus needed: neighborhood occupancy trends below national norms pose leasing risk.