| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Best |
| Demographics | 55th | Best |
| Amenities | 10th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 385 Sylmar Ave, Clovis, CA, 93612, US |
| Region / Metro | Clovis |
| Year of Construction | 1984 |
| Units | 20 |
| Transaction Date | 2017-01-25 |
| Transaction Price | $2,490,000 |
| Buyer | HUSSAIN DAVID H |
| Seller | MILLS JAMES P |
385 Sylmar Ave, Clovis CA Multifamily Investment
Neighborhood occupancy trends point to stable renter demand in an inner-suburban pocket of the Fresno metro, according to WDSuite’s CRE market data. A 20-unit scale positions this asset for hands-on management and targeted value-add while maintaining operational simplicity.
The property sits in an Inner Suburb of the Fresno, CA metro with a neighborhood rating of B and occupancy performance that is competitive among Fresno neighborhoods (ranked 27 out of 246, indicating top quartile nationally). For investors, that backdrop supports lease-up confidence and reduced downtime relative to weaker subareas.
At the neighborhood level, renter-occupied housing accounts for a moderate share of units (about three in ten). That suggests demand is present but not overly concentrated, with additional depth drawn from the broader 3-mile radius where renters represent roughly half of occupied housing. This mix can help diversify the tenant base and support steady renewal pipelines.
Median household income in the neighborhood sits in the upper tier for the metro (rank 44 of 246; 82nd percentile nationally), while the neighborhood rent-to-income ratio trends near investor-friendly levels (70th percentile nationally). In practical terms, this can translate to manageable affordability pressure and healthier retention, a useful signal for multifamily property research. Neighborhood home values are elevated versus national norms (79th percentile), which tends to sustain reliance on rental housing and underpins pricing power for well-maintained units.
Amenity density within the immediate neighborhood is limited based on WDSuite data (amenities rank 172 of 246), though restaurant presence is closer to metro norms (59th percentile nationally). Average school ratings track above national median (61st percentile), which can be a consideration for family-oriented demand. The property’s 1984 vintage is slightly newer than the area’s average construction year of 1978, offering a modest competitive edge relative to older stock; investors should still plan for aging 1980s building systems and targeted modernization to capture rent premiums.
Within a 3-mile radius, population and household counts have grown and are projected to continue increasing over the next five years, pointing to a larger tenant base and ongoing renter pool expansion. Income growth in the same radius is also projected to remain solid, which supports occupancy stability and measured rent growth in line with broader metro and national CRE trends.
WDSuite does not provide neighborhood-level crime metrics for this location in the current release. Investors typically contextualize safety using city and county trends, property-level security practices, and management history rather than relying on block-level claims. As with any acquisition, third-party diligence and local insights can help clarify on-the-ground conditions.
Regional employment is diversified across Central Valley industries. Notable nearby corporate presence includes Conagra Foods, which supports a broad workforce and commuting patterns that can feed renter demand.
- Con Agra Foods — food processing corporate offices (29.0 miles)
Built in 1984, this 20-unit asset benefits from neighborhood occupancy performance that ranks among the stronger areas of the Fresno metro, supporting durable leasing and renewal potential. The immediate area shows upper-tier household incomes and a rent-to-income profile that indicates manageable affordability pressure, according to CRE market data from WDSuite. Elevated ownership costs at the neighborhood level further reinforce sustained demand for quality rental options.
Demographic statistics aggregated within a 3-mile radius show recent growth in population and households with projections for further gains, implying a larger tenant base over the medium term. While amenity density is limited inside the neighborhood, school ratings trend above the national median and the property’s slightly newer vintage versus local averages offers modest competitive positioning; targeted system updates and interior refreshes can unlock value-add upside.
- Neighborhood occupancy performance sits in the metro’s stronger cohort, supporting leasing stability.
- Upper-tier neighborhood incomes and balanced rent-to-income support retention and measured rent growth.
- 3-mile radius shows population and household growth, expanding the renter pool.
- 1984 vintage offers a slight edge over older stock; targeted capex can drive value-add results.
- Risk: Limited immediate amenity density and aging 1980s systems require proactive asset management and selective upgrades.