| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 58th | Fair |
| Demographics | 31st | Fair |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2120 Villa Ave, Clovis, CA, 93612, US |
| Region / Metro | Clovis |
| Year of Construction | 1976 |
| Units | 50 |
| Transaction Date | 2003-01-09 |
| Transaction Price | $1,500,000 |
| Buyer | 118 ADAMS CROSSING LLC |
| Seller | ALBERTI VIC |
2120 Villa Ave, Clovis CA Multifamily Investment
Neighborhood-level occupancy remains firm and renter demand is supported by a majority renter-occupied housing mix, according to WDSuite’s CRE market data. Investors screening Central Valley assets may find stable in-place demand drivers with room for operational execution.
The property is in an Inner Suburb pocket of Clovis rated A- and ranked 50 out of 246 Fresno metro neighborhoods — competitive among Fresno neighborhoods — with amenities that support daily convenience and resident retention. Grocery, pharmacy, and park access score in high national percentiles, while restaurants are particularly dense; cafes are less concentrated. These are neighborhood-level indicators, not property-specific.
At the neighborhood level, occupancy is about 95% and has trended slightly higher over the past five years, helping underpin income stability for comparable assets. Median contract rents sit just above $1,100, with five-year growth that outpaced many inner-ring submarkets; paired with a rent-to-income ratio near the low-20% range, this suggests manageable affordability pressure and supports lease retention for well-run properties based on commercial real estate analysis from WDSuite.
Tenure data indicate roughly 57% of housing units are renter-occupied, pointing to a deep tenant base and consistent leasing velocity for multifamily. Within a 3-mile radius, the population and household counts have grown in recent years and are projected to expand further over the next five years, signaling a larger renter pool and demand support for stabilized assets and moderate value-add plays.
Home values in the neighborhood are below large coastal markets, creating a more accessible ownership landscape relative to California’s priciest metros. For investors, this tends to balance pricing power with lease management considerations: ownership is attainable for some households, yet elevated costs elsewhere in the region can reinforce steady reliance on multifamily housing in this submarket.
Safety indicators at the neighborhood scale compare favorably to national benchmarks, with both violent and property offense measures in the top quartile nationally. Year over year, estimated rates moved lower for both categories, indicating improving conditions. These signals are measured for the neighborhood — individual block conditions can vary — so investors should validate on-the-ground trends during diligence.
This 50-unit asset benefits from neighborhood fundamentals that support occupancy stability: solid renter concentration, consistent five-year rent gains, and amenity access that is strong for groceries, pharmacies, parks, and dining. Within a 3-mile radius, ongoing population and household growth points to a gradually expanding tenant base, which can aid leasing and retention for well-managed properties.
According to CRE market data from WDSuite, neighborhood occupancy trends remain above many national benchmarks while rent-to-income levels suggest room for disciplined pricing without overextending residents. Safety metrics have improved on a one-year basis and sit favorably versus national peers, which can support leasing velocity and renewal outcomes. Key underwriting considerations include local school ratings and the need to compete on operations and unit quality to capture steady demand in an inner-suburban context.
- Neighborhood occupancy and renter concentration support stable demand
- 3-mile population and household growth expand the renter pool
- Amenity access (groceries, parks, pharmacies, dining) supports retention
- Favorable safety trend and comparative positioning aid leasing
- Risks: below-average school ratings and competition on unit quality/operations