| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Good |
| Demographics | 45th | Good |
| Amenities | 42nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1301 Scott Ave, Clovis, CA, 93612, US |
| Region / Metro | Clovis |
| Year of Construction | 1979 |
| Units | 60 |
| Transaction Date | 2013-03-05 |
| Transaction Price | $22,400,000 |
| Buyer | GSF SUNNYSIDE CLOVIS INVESTORS L P |
| Seller | SCOTT AVENUE APARTMENTS LLC |
1301 Scott Ave Clovis Multifamily Investment
This 60-unit property built in 1979 offers value-add potential in a neighborhood with strong safety metrics and above-average school ratings. Commercial real estate analysis from WDSuite indicates the area ranks in the top quartile for crime safety among 246 metro neighborhoods.
Located in an inner suburb of Clovis within the Fresno metro, this neighborhood demonstrates mixed fundamentals for multifamily investors. The area carries an A- rating and ranks 61st among 246 metro neighborhoods. Rental occupancy sits at 91.7%, slightly above the metro median, though occupancy has declined 4.1% over five years. With 58.9% of housing units renter-occupied, the neighborhood maintains a strong rental base that ranks in the top quartile nationally.
The property's 1979 construction year aligns with the neighborhood average of 1984, indicating potential capital expenditure needs but also value-add renovation opportunities. Demographic data aggregated within a 3-mile radius shows a population of approximately 100,000 with modest 8.1% growth over five years. Household income averages $95,200 with strong 48% growth, supporting rental demand fundamentals.
Schools in the area average 4.0 out of 5 stars, ranking 8th among metro neighborhoods and in the 84th percentile nationally. Median contract rents of $1,497 rank 36th metro-wide, reflecting competitive pricing. The rent-to-income ratio of 0.23 suggests manageable affordability for tenants. Amenity access varies, with strong childcare density ranking first metro-wide but limited cafe and park options.
Safety metrics present a compelling case for this Clovis neighborhood. The area ranks 2nd out of 246 metro neighborhoods for overall crime, placing it in the 92nd percentile nationally. Property crime rates have declined dramatically by 92.5% year-over-year, ranking first metro-wide for improvement. Violent crime rates also decreased 68.1% annually, ranking 6th for improvement among metro neighborhoods.
Current property offense rates of 4.3 per 100,000 residents rank in the top quartile metro-wide, while violent offense rates of 5.1 per 100,000 residents maintain above-average safety levels. These trends support tenant retention and property values, though investors should monitor whether recent crime reductions represent sustainable improvements or temporary fluctuations.
The employment base relies primarily on regional corporate offices, with limited major employers in the immediate vicinity to drive consistent rental demand.
- Con Agra Foods — corporate offices (29.5 miles)
This 60-unit property offers a value-add opportunity in a neighborhood with improving safety fundamentals and stable rental demand. The 1979 construction year presents renovation upside potential, while the area's A- neighborhood rating and top-quartile crime safety ranking support long-term tenant retention. According to CRE market data from WDSuite, the 91.7% occupancy rate exceeds metro medians despite a five-year decline.
Demographic projections within the 3-mile radius show continued population growth of 7% through 2028, supporting an expanding renter pool. Household income growth of 48% over five years indicates strengthening tenant quality, while the 58.9% renter-occupied housing share maintains strong rental market fundamentals. However, investors should account for potential capital expenditures given the property's 45-year age and monitor occupancy trends closely.
- Strong safety profile ranking 2nd among 246 metro neighborhoods with 92% crime decline
- Above-average school ratings of 4.0/5.0 support family tenant retention
- Value-add potential with 1979 vintage allowing renovation upside
- Risk: Occupancy decline of 4.1% over five years requires lease management focus
- Risk: Limited nearby employment anchors may impact long-term demand stability