| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 86th | Best |
| Demographics | 62nd | Best |
| Amenities | 52nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1650 Alluvial Ave, Clovis, CA, 93611, US |
| Region / Metro | Clovis |
| Year of Construction | 2012 |
| Units | 100 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1650 Alluvial Ave Clovis Multifamily Investment Opportunity
Neighborhood occupancy is strong and renter demand is supported by a high-cost ownership market, according to WDSuite’s CRE market data. These are neighborhood-level dynamics, not property performance, and they point to stable leasing conditions in this inner-suburban Clovis location.
The property sits in an Inner Suburb of the Fresno metro that ranks 12 out of 246 metro neighborhoods (A rating), making it competitive among Fresno neighborhoods. Neighborhood occupancy is high (top decile nationally), which supports steady tenant retention, and the area shows above-median demographics and housing fundamentals relative to peers.
Livability drivers are balanced: restaurant density tracks in the upper national percentiles, and grocery and pharmacy access are also comparatively strong. School quality averages 4.0 out of 5 (ranked 8 of 246 in the metro and 84th percentile nationally), a family-friendly signal that can bolster longer stays for renters seeking stability. Park and café density are limited, which may modestly temper lifestyle appeal for some renters and should be weighed in positioning.
Ownership costs are elevated relative to incomes (home values in the mid‑80s national percentile), which tends to sustain reliance on multifamily rentals and can support pricing power without overextending residents; neighborhood rent-to-income sits closer to the lower national percentiles, implying manageable affordability pressure for lease management. The share of housing units that are renter-occupied sits in the low‑to‑mid 40% range at the neighborhood level, indicating a sizable renter base for a suburban location.
Demographic statistics aggregated within a 3‑mile radius indicate recent population growth with a projected increase through 2028, alongside a meaningful rise in household counts and a gradual shift toward smaller average household sizes. These trends expand the potential renter pool and support occupancy stability over the medium term, based on CRE market data from WDSuite.
Vintage context: the property was built in 2012, newer than the neighborhood’s average 2003 vintage. That positioning typically enhances competitiveness versus older stock; investors should still plan for routine system updates and potential cosmetic refreshes over the hold to maintain leasing velocity.
Neighborhood safety compares favorably both locally and nationally. The area ranks 3 out of 246 Fresno metro neighborhoods on overall crime, placing it among the safest in the region, and sits in the low‑90s national percentiles for safety. Violent‑offense indicators are similarly strong (top ranks locally and low‑90s percentiles nationally), with recent year‑over‑year declines, signaling a supportive backdrop for renter retention. These are neighborhood‑level trends and can vary by block; investors should validate conditions during site visits and lease‑up planning.
The broader Fresno–Clovis employment base skews toward food processing and related corporate functions, providing a diverse pool of commuters that can support renter demand and retention. The list below highlights a nearby corporate office relevant to the area s workforce housing dynamic.
- Con Agra Foods corporate offices (31.3 miles)
Built in 2012 with 100 units, the asset benefits from a newer‑than‑area vintage and sits in a Fresno‑metro neighborhood that performs well on occupancy and school quality. Elevated home values in the area underpin reliance on rental housing, while neighborhood rent‑to‑income trends suggest manageable affordability pressure for lease management. Within a 3‑mile radius, population and households are expanding, indicating a larger tenant base ahead and support for steady leasing. These insights reflect neighborhood conditions, not property performance, and are based on commercial real estate analysis from WDSuite.
Positioning considerations include limited park/café density nearby and the need for ongoing maintenance as the 2012 vintage ages. Nonetheless, the location s safety profile, renter base depth, and relative cost of ownership versus renting present a straightforward, durable demand story for a suburban Fresno submarket.
- Competitive Fresno‑metro neighborhood with high occupancy and strong schools supports leasing stability
- 2012 construction offers competitive positioning versus older local stock with routine capex planning
- Elevated ownership costs reinforce multifamily demand; neighborhood rent‑to‑income trends aid retention
- 3‑mile radius shows population and household growth, expanding the renter pool over the medium term
- Risks: limited parks/cafés nearby and potential aging‑systems capex as the asset seasons