| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Best |
| Demographics | 55th | Best |
| Amenities | 10th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 434 Villa Ave, Clovis, CA, 93612, US |
| Region / Metro | Clovis |
| Year of Construction | 2008 |
| Units | 35 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
434 Villa Ave Clovis Multifamily Investment Opportunity
Stabilized renter demand and tight neighborhood occupancy suggest durable income, according to WDSuite s CRE market data. The property s suburban Fresno location supports workforce tenants while offering operational predictability.
Located in Clovis within the Fresno metro, the neighborhood shows strong occupancy, ranking in the top quartile among 246 metro neighborhoods, which supports income stability for multifamily assets. Median contract rents sit around the middle of the market while rent-to-income ratios remain comparatively manageable, reinforcing retention prospects rather than aggressive pricing.
Livability indicators are mixed. Restaurant density is moderate, but on-block retail such as grocery, parks, and cafes is limited, so the immediate area skews more car-oriented for daily needs. Average school ratings trend above many peer areas in the metro, which can aid family-oriented renter retention.
Within a 3-mile radius, demographics indicate recent population gains and an expected increase in households through 2028, pointing to a larger tenant base over time. Renter-occupied share within this radius is close to half of housing units, signaling a deep pool of prospective tenants and support for leasing velocity and occupancy stability. Rising household incomes in the area also align with steady rent collections, based on commercial real estate analysis from WDSuite.
Home values are elevated relative to many U.S. neighborhoods, which typically sustains reliance on rental options and supports multifamily demand. For investors, this backdrop suggests consistent absorption for well-managed properties, with lease management focused on maintaining affordability headroom to preserve retention.
Comparable, property-level crime data are not available in WDSuite for this neighborhood. Investors commonly benchmark broader city or county trends and assess on-site security practices, visibility, and lighting as part of due diligence. Absent specific metrics, a prudent approach is to compare the submarket s trajectory with regional trends and consult recent police reports before underwriting.
Regional employment is diversified across Fresno-area industries, providing a broad workforce base that supports renter demand. Nearby corporate presence includes food manufacturing operations that contribute to commuting tenants.
- Con Agra Foods food manufacturing offices (29.2 miles)
Built in 2008, this 35-unit asset is newer than much of the surrounding housing stock, offering competitive positioning versus older properties while allowing investors to prioritize selective upgrades and systems maintenance over heavy near-term capital projects. Neighborhood occupancy trends are strong and above the metro median, supporting income durability and reducing lease-up risk.
Within a 3-mile radius, steady population growth and an outlook for more households suggest ongoing renter pool expansion, which supports occupancy stability and renewal rates. Rent-to-income levels in the neighborhood indicate manageable affordability pressure, aiding collections and tenant retention, according to CRE market data from WDSuite. The trade-off is a more car-oriented amenity set locally, which places a premium on property-level conveniences and management quality.
- 2008 vintage offers relative competitiveness vs. older stock with manageable capital planning
- Strong neighborhood occupancy supports income stability and lower leasing volatility
- 3-mile radius shows growing households, expanding the tenant base and supporting renewals
- Rent-to-income levels point to retention and collections resilience
- Risk: limited immediate amenities increase reliance on property-level features and car access