| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Best |
| Demographics | 28th | Fair |
| Amenities | 42nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3131 Willow Ave, Clovis, CA, 93612, US |
| Region / Metro | Clovis |
| Year of Construction | 1985 |
| Units | 79 |
| Transaction Date | 2002-07-22 |
| Transaction Price | $863,000 |
| Buyer | KHIABAN DAVOUD |
| Seller | ASHTREE APARTMENTS |
3131 Willow Ave, Clovis CA Multifamily Investment
Neighborhood occupancy is reported at full levels with recent gains, signaling durable renter demand in this pocket of Clovis, according to WDSuite’s CRE market data. Investors should view this as supportive of income stability while monitoring future supply and lease trade-outs.
The property sits in a B+ rated Urban Core neighborhood that is competitive among 246 Fresno metro neighborhoods, offering steady multifamily fundamentals for investors screening Central Valley assets. Neighborhood statistics reflect the area, not this specific property.
Everyday convenience is a relative strength: grocery access ranks among the top quartile metro-wide (14th of 246) and childcare availability is similarly strong (19th of 246). Dining density is competitive (98th of 246), though local cafe options and parks are limited, and pharmacy access is sparse. These dynamics suggest solid daily needs coverage with some amenity gaps to underwrite.
Occupancy across the neighborhood is at the top of the Fresno metro (1st of 246) with improvement over the last five years, supporting expectations for stabilized cash flow. Renter-occupied housing units account for 65.3% of the neighborhood’s housing stock, indicating a deep tenant base and consistent leasing velocity for multifamily owners.
Within a 3-mile radius, population and households have grown in recent years and are projected to expand further by 2028, pointing to a larger tenant base and support for occupancy. Median home values in the neighborhood sit in a higher-cost ownership context relative to incomes (high national percentile for value-to-income), which tends to reinforce reliance on rental housing and can aid lease retention. With a rent-to-income ratio around 0.24, current rent levels appear manageable from an investor affordability perspective, helping balance pricing power and retention risk.
Vintage matters: built in 1985, the asset is newer than the neighborhood’s average construction year (1977). That positioning can be competitively advantageous versus older stock, while still warranting planning for targeted modernization of systems and finishes as part of a value-add or ongoing capex program. This reflects measured, investor-focused commercial real estate analysis rather than consumer appeal.
Neighborhood-level crime metrics were not available in this dataset. For underwriting, investors typically compare recent trends against Fresno metro averages and corroborate with multiple sources (public data and insurer/lender reports). Use a comparative, time-series view rather than isolated snapshots to gauge operating risk and tenant retention implications.
3131 Willow Ave is a 79-unit, 1985-vintage multifamily asset positioned in a neighborhood with top-ranked occupancy and a high share of renter-occupied housing units. Based on CRE market data from WDSuite, area occupancy remains at the top of the Fresno metro, and 3-mile demographics point to continued renter pool expansion, which supports leasing stability.
The ownership market shows elevated value-to-income ratios relative to national benchmarks, which can sustain rental demand and aid retention, while neighborhood rent-to-income levels suggest measured affordability pressure. As an ’85 build, the property can compete well against older stock, with targeted modernization and systems planning offering potential value-add upside.
- Top-of-metro neighborhood occupancy supports income stability and leasing confidence.
- Strong renter-occupied housing share indicates a deep tenant base for multifamily.
- Elevated ownership costs relative to incomes reinforce sustained rental demand and retention.
- 1985 vintage offers competitive positioning versus older stock with targeted value-add potential.
- Risks: local amenity gaps (parks/cafes/pharmacies) and future supply could influence pricing power and retention.