| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 75th | Best |
| Demographics | 54th | Best |
| Amenities | 47th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 401 Villa Ave, Clovis, CA, 93612, US |
| Region / Metro | Clovis |
| Year of Construction | 1985 |
| Units | 74 |
| Transaction Date | 1994-12-06 |
| Transaction Price | $2,418,500 |
| Buyer | GSF VILLA CLOVIS INVESTORS LP |
| Seller | REALTY INVESTMENT FUND IV |
401 Villa Ave Clovis Multifamily with Stable Demand
Neighborhood occupancy trends sit at the top of the Fresno metro, indicating resilient renter demand at 401 Villa Ave, according to WDSuite s CRE market data. This positioning supports steady leasing fundamentals for a 1985-vintage, mid-size asset in an Inner Suburb location.
The property sits in an Inner Suburb neighborhood in Clovis rated A and ranked 34 out of 246 Fresno neighborhoods, signaling competitive fundamentals among the metro s sub-areas. Restaurants and daily needs are convenient, with restaurant density competitive among Fresno neighborhoods (ranked 4 of 246) and grocery access also strong (ranked 19 of 246) both indicators that support renter retention and reduce friction in day-to-day living.
From a housing perspective, neighborhood occupancy performance ranks first among 246 Fresno neighborhoods and sits in the top tier nationally, a meaningful signal for multifamily investors focused on income durability. Renter-occupied housing accounts for roughly two-thirds of units locally, indicating a deep tenant base that can support leasing velocity and absorption across product tiers.
Within a 3-mile radius, population and household counts have expanded in recent years, and forecasts point to continued population growth and an increase in households. Rising incomes alongside projected rent growth suggest a larger tenant base and support for occupancy stability, while a high-cost ownership market relative to local incomes tends to reinforce renter reliance on multifamily housing factors that can aid pricing power and retention. These dynamics align with broader commercial real estate analysis that prioritizes durable demand drivers over short-term cycles.
Vintage matters: the asset s 1985 construction is newer than the neighborhood s average vintage of 1966, offering relative competitiveness against older stock. However, core building systems may still be at mid-to-late life, so investors should underwrite ongoing capital planning or targeted value-add for modernization and repositioning where returns warrant. Counterbalancing the strengths, local public park access and formal childcare and pharmacy presence are limited, and average school ratings trail national norms considerations that may influence family-oriented demand but are often manageable for workforce and young professional segments.
Neighborhood safety indicators benchmark favorably at the national level, with estimates placing the area in higher safety percentiles compared with neighborhoods nationwide. Property-related incidents show a sharp year-over-year improvement, and violent offense metrics also compare well nationally. These factors collectively point to a stable operating environment for resident retention and day-to-day management.
While safety outcomes can vary by block and over time, recent directional trends suggest improving conditions relative to broader benchmarks. Investors should continue to monitor local reporting and metro comparisons to gauge whether these improvements persist through future leasing cycles.
The broader employment base includes regional corporate offices that contribute to commuter demand and tenant stability for workforce-oriented properties.
- Con Agra Foods corporate offices (29.3 miles)
401 Villa Ave offers a blend of occupancy stability and renter depth in a neighborhood that ranks competitively within the Fresno metro. Based on CRE market data from WDSuite, neighborhood occupancy trends are among the strongest in the region, and a sizable share of renter-occupied housing supports a broad tenant pipeline. The 1985 vintage positions the asset ahead of older local stock for curb appeal and unit layouts, while still leaving room for targeted renovations to enhance rentability and support returns.
Within a 3-mile radius, population growth and an increase in households expand the renter pool, and elevated ownership costs relative to incomes tend to sustain multifamily demand. Amenity access is favorable for daily needs and dining, though limited parks, childcare, and below-average school ratings are considerations for family-oriented leasing strategies. Overall, the submarket s demand profile, coupled with pragmatic capital planning, underpins a balanced long-term thesis.
- Metro-leading neighborhood occupancy supports income stability
- Deep renter concentration and expanding 3-mile renter pool aid leasing
- 1985 vintage offers competitive positioning with value-add potential
- Strong restaurant and grocery proximity supports retention and rentability
- Risks: limited parks/childcare, below-average school ratings, and ongoing capex for aging systems