| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 65th | Best |
| Amenities | 59th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1120 N Peach Ave, Clovis, CA, 93611, US |
| Region / Metro | Clovis |
| Year of Construction | 1984 |
| Units | 104 |
| Transaction Date | 2011-09-21 |
| Transaction Price | $3,100,000 |
| Buyer | XLNT SANDSTONE VILLAS L P |
| Seller | BLUE VALLEY APARTMENTS INC |
1120 N Peach Ave, Clovis CA Multifamily Investment
Positioned in an A+ inner-suburb pocket of the Fresno metro, this 104-unit asset benefits from steady neighborhood renter demand and a high-cost ownership market, according to WDSuite’s CRE market data.
Clovis’ A+–rated neighborhood setting is competitive among Fresno’s 246 neighborhoods, with retail and daily-needs coverage that supports renter convenience. Restaurants and cafes score in the top decile nationally, and parks and pharmacies are also strong, signaling consistent foot traffic and services near the asset. Grocery access is above the national median, helping sustain day-to-day livability that underpins leasing stability.
Neighborhood renter-occupied share within a 3-mile radius is meaningful (around two-fifths of housing units), indicating a sizable tenant base for multifamily. Median neighborhood rents are above the national median while rent-to-income skews favorable, which can aid retention and measured pricing power rather than stretch affordability. Compared with Fresno peers, rent levels are competitive, supporting absorption for well-maintained product.
Home values in the immediate area are elevated relative to incomes (high value-to-income ratio), which often sustains reliance on multifamily housing rather than ownership. That dynamic can help support occupancy durability through cycles, especially for properties offering functional finishes and efficient floor plans.
Demographics aggregated within a 3-mile radius point to ongoing renter pool expansion: recent population and household counts have grown modestly, and forecasts call for further increases by the mid-term horizon. Household incomes are rising, with gains concentrated in higher-income brackets, which can support demand for renovated units and mid-market amenities over time.
The neighborhood’s average construction year trends newer than legacy stock across the metro. Against this backdrop, a 1984-vintage property can compete with selective upgrades and common-area enhancements, creating value-add potential to narrow the gap with 2000s-era product while planning for systems and exterior capital items.
Safety indicators benchmark favorably in a national context. Based on WDSuite’s CRE market data, the neighborhood sits in the top quartile nationally for lower violent and property offense rates, and recent year-over-year trends show improvement, supporting resident retention and leasing stability. Within the Fresno metro, conditions are above the metro average rather than outlier-low, so investors should still underwrite standard security and lighting upgrades typical for suburban Central Valley assets.
Regional employment anchors contribute to a diversified renter base, with commuting patterns that draw residents from food processing and related corporate services.
- Con Agra Foods — food processing corporate offices (30.2 miles)
This 104-unit, 1984-vintage community in Clovis offers an attractive blend of neighborhood quality and value-add potential. The area ranks among Fresno’s stronger neighborhoods with robust amenity coverage and nationally strong safety benchmarks, supporting occupancy stability. Elevated local home values relative to income reinforce renter reliance on multifamily housing, while a growing, higher-income household base within a 3-mile radius expands the prospective tenant pool. According to CRE market data from WDSuite, neighborhood rents are competitive and rent-to-income trends suggest room for disciplined rent optimization without overextending residents.
Given the submarket’s newer competitive set, targeted renovations and systems planning can position a 1980s asset to capture demand from residents seeking quality finishes at a discount to recently built properties. Forward demographic momentum and sustained daily-needs access provide a durable foundation, though investors should weigh standard CapEx for vintage and monitor new deliveries across the Fresno metro.
- A+ inner-suburb location with strong national safety standing supports retention and leasing stability.
- Elevated ownership costs in the area sustain multifamily demand and reduce move-outs to purchase.
- Competitive neighborhood rents with favorable rent-to-income trends enable measured revenue growth.
- 1984 vintage offers clear value-add/CapEx pathways to compete with newer stock.
- Risks: aging systems and competition from newer deliveries across the Fresno metro require prudent underwriting.