| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 58th | Fair |
| Demographics | 31st | Fair |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 441 W Gettysburg Ave, Clovis, CA, 93612, US |
| Region / Metro | Clovis |
| Year of Construction | 1974 |
| Units | 76 |
| Transaction Date | 2019-09-23 |
| Transaction Price | $8,050,000 |
| Buyer | HUSSAIN DAVID H |
| Seller | DURANT ENTERPRISES LP |
441 W Gettysburg Ave, Clovis Multifamily Investment
Stabilized renter demand and steady neighborhood occupancy support durable cash flow potential, according to WDSuite’s CRE market data.
Positioned in Clovis’ inner-suburban fabric of the Fresno metro, the property sits in a neighborhood rated A- and ranked in the top quartile among 246 Fresno neighborhoods. Amenity access is a notable strength: restaurants and everyday services (grocery, pharmacies, parks, and childcare) score well above national averages, while café density is more limited. For investors, that mix points to convenience for daily needs and family-oriented renters, even if third‑place hangouts are sparser.
Neighborhood occupancy trends are healthy, with levels above many U.S. areas and improving over the past five years; this backdrop supports leasing stability and pricing discipline. The share of housing units that are renter-occupied is solidly above the national norm, indicating a deeper tenant base for multifamily product and potential resilience through cycles.
Within a 3-mile radius, population and households have grown in recent years, and forecasts point to continued population growth and a sizable increase in households by 2028. This suggests a larger tenant base and more renters entering the market, which can support occupancy stability and absorption for renovated units. Household sizes are inching lower, which can reinforce demand for professionally managed apartments.
Ownership costs in the area sit near the middle of national comparisons, which tends to sustain rental demand while still allowing some residents to graduate to ownership over time. Median rents track near metro norms with moderate rent-to-income levels, a setup that helps manage affordability pressure and supports retention. School ratings trail national medians, so underwriting should reflect a tenant mix more driven by proximity, employment access, and value relative to single‑family options.
Recent safety indicators compare favorably at the national level. Neighborhood measures for property and violent offenses sit in the upper national percentiles (safer side), and both categories have shown year‑over‑year improvement, based on CRE market data from WDSuite. This pattern supports renter retention and day‑to‑day livability.
As with any inner‑suburban location, conditions can vary block to block and over time. Investors typically consider standard measures such as lighting, access control, and visibility in common areas to maintain the asset’s leasing appeal and align with resident expectations.
Regional employment is diversified, with access to food processing and related corporate functions that can support workforce housing demand and commuting patterns. The list below highlights a nearby employer relevant to renter demand in the broader area.
- Con Agra Foods — corporate offices (27.9 miles)
Built in 1974, the asset may benefit from targeted capital planning—systems updates and interior refreshes can unlock value-add upside versus older nearby stock. The neighborhood shows steady occupancy and a renter-occupied housing share above national norms, signaling a durable tenant base. Within a 3-mile radius, population growth and an expected increase in households point to ongoing renter pool expansion, which supports absorption and lease-up for renovated units. According to commercial real estate analysis from WDSuite, local rent levels and rent-to-income dynamics are consistent with sustained demand rather than peak-cycle pressure.
Strengths include amenity-rich daily needs (grocery, restaurants, parks, pharmacies) and improving safety trends that aid retention. Key underwriting considerations are the older vintage’s capex needs, softer school ratings relative to national medians, and reliance on a regional commute shed rather than a dense nearby employment core.
- Steady neighborhood occupancy and above-average renter concentration support stable leasing
- 1974 vintage with clear value‑add potential through systems and interior upgrades
- Within 3 miles, population growth and rising household counts expand the tenant base
- Daily‑needs amenities score well nationally, aiding retention and livability
- Risks: capex for an older asset, below‑median school ratings, and dispersed employment nodes