| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 58th | Fair |
| Demographics | 31st | Fair |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 115 Santa Ana Ave, Clovis, CA, 93612, US |
| Region / Metro | Clovis |
| Year of Construction | 1984 |
| Units | 64 |
| Transaction Date | 2004-08-17 |
| Transaction Price | $2,044,000 |
| Buyer | GRZESIK SON HUI |
| Seller | GSF SIERRA CLOVIS INVESTORS LP |
115 Santa Ana Ave, Clovis CA Multifamily Investment
Stabilized renter demand and neighborhood occupancy support steady cash flow potential, according to WDSuite’s CRE market data. Position within Clovis’ inner suburb corridor provides access to everyday amenities that can aid retention.
This Inner Suburb neighborhood of the Fresno, CA metro carries an A- rating (ranked 50 among 246 metro neighborhoods), indicating competitive positioning within the market. Neighborhood occupancy is 95.1% and has edged higher over five years, signaling durable demand rather than transient lease-up effects. Median asking rents in the neighborhood sit above many Fresno sub-areas yet below top-tier California metros, a balance that can support leasing velocity.
Daily needs access is a local strength: grocery, parks, and pharmacy density rank in the upper national percentiles, and the restaurant mix is robust relative to peer areas. Cafe density is thinner, but overall amenity coverage supports convenience for residents. Average school ratings in the area trend below national mid-point, which may matter for larger family-oriented unit mixes but is less likely to weigh on smaller formats.
Tenure data indicates a sizable renter base: an estimated 57.1% of neighborhood housing units are renter-occupied, underscoring depth for multifamily demand and potential occupancy stability. In ownership context, home values are moderate for California, which can introduce some competition from entry-level ownership; operators may focus on service quality and lease management to sustain pricing power and renewal rates.
Within a 3-mile radius, demographics show population growth over the past five years with households rising as well, pointing to a larger tenant base. Projections indicate continued population growth and a meaningful increase in households, suggesting ongoing renter pool expansion that aligns with steady absorption. This outlook, paired with neighborhood-level amenity access and above-median occupancy, supports a constructive view for investors conducting commercial real estate analysis.
Neighborhood safety metrics compare favorably in both metro and national contexts. Based on WDSuite’s data, the area ranks competitive among Fresno neighborhoods with crime standing near the safer end of the spectrum (rank 8 out of 246). Nationally, the neighborhood sits in higher safety percentiles, indicating lower crime exposure relative to many U.S. neighborhoods.
Recent trend indicators are constructive: estimated violent and property offense rates have moved lower year over year, with material declines recorded in the latest period. For investors, improving safety trends can support renter retention and broaden the prospective tenant base, though prudent underwriting should still reflect submarket variations rather than block-level assumptions.
Regional employment access is anchored by food processing and corporate operations that widen the commuter shed and support renter demand, including the employer listed below.
- Con Agra Foods — corporate offices (28.5 miles)
Built in 1984, this 64-unit asset skews newer than the neighborhood’s average vintage, which can improve competitiveness versus older stock while leaving room for targeted modernization to enhance rents and reduce near-term CapEx variability. According to CRE market data from WDSuite, the surrounding neighborhood shows above-median occupancy and an expanding renter pool within a 3-mile radius, supporting stable leasing fundamentals.
Average unit size of roughly 533 square feet suggests an efficient mix that can align with workforce and young professional demand, especially given strong access to groceries, parks, pharmacies, and restaurants. Homeownership remains relatively attainable for the region, so operators should emphasize resident experience and renewal strategies to mitigate competition from entry-level ownership, while monitoring school quality perceptions for larger household demand.
- Newer 1984 vintage versus neighborhood average, with potential for selective value-add and modernization
- Neighborhood occupancy around the mid-90s supports leasing stability and renewal potential
- Amenity access (grocery, parks, pharmacies, restaurants) reinforces day-to-day livability and retention
- Growing 3-mile population and households indicate a larger tenant base over the medium term
- Risks: below-average school ratings for family renters; some competition from entry-level ownership; continued need for disciplined expense and capital planning