| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Fair |
| Demographics | 36th | Good |
| Amenities | 45th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 581 W Lincoln Ave, Clovis, CA, 93612, US |
| Region / Metro | Clovis |
| Year of Construction | 1984 |
| Units | 21 |
| Transaction Date | 2014-12-27 |
| Transaction Price | $803,000 |
| Buyer | DAVID H HUSSAIN REVOCABLE TRUST |
| Seller | REAGAN K BAUER K |
581 W Lincoln Ave, Clovis CA Multifamily Investment
Neighborhood data points to strong renter demand and occupancy stability, according to WDSuite s CRE market data, which can support consistent operations for a 21-unit asset. Metrics cited reflect neighborhood conditions rather than the property itself.
Located in Clovis s inner suburb, the neighborhood rates B+ (ranked 86 out of 246 neighborhoods in the Fresno metro), signaling competitive fundamentals for everyday renter demand. Neighborhood occupancy is exceptionally tight and sits in the top tier among 246 metro neighborhoods, and the renter-occupied share is also near the top of the metro distribution. Together, these indicators point to a deep tenant base and support for lease-up and retention at stabilized assets.
Lifestyle amenities are a relative strength: cafes and parks sit in the top decile nationally, which enhances day-to-day livability and helps with leasing visibility. Restaurant density is also above national norms, while some daily-needs categories (grocery, pharmacy, childcare) are thinner locally an operational consideration for marketing and positioning.
Within a 3-mile radius, demographics show population growth over the past five years with further expansion projected by 2028, alongside increases in households and families. This implies a larger tenant base over time and should support occupancy stability and renewal prospects, particularly for well-managed workforce housing. Median household incomes in the 3-mile area have risen meaningfully, which can underpin rent levels, though operators should continue to calibrate pricing to sustain renewal conversion and manage affordability pressure.
Neighborhood rent levels trend above national medians and have grown over the last five years, while home values remain lower than many U.S. neighborhoods. In practice, the high-cost ownership barrier seen in gateway markets is not present here; instead, relatively more accessible ownership options can create some competition for renters. For investors, that places the emphasis on product quality, management, and value-for-money to preserve pricing power and reduce turnover. The property s 1984 vintage is slightly newer than the neighborhood average (1979), offering a competitive edge versus older stock, though targeted modernization of aging systems may still be prudent.
Safety indicators present a mixed but improving picture. The neighborhood s metro rank suggests higher reported crime relative to other Fresno-area neighborhoods (ranked 1 out of 246 indicates more incidents within the metro context). At the same time, national comparisons place the area in stronger territory: both property and violent offense measures sit in the low-90s national percentiles, indicating comparatively safer positioning than many neighborhoods across the country.
Recent trend data also points to meaningful one-year declines in estimated property and violent offenses, with improvements ranking among the better performers nationally. Investors should underwrite with conservative assumptions and focus on asset-level measures (lighting, access controls, and tenant engagement) to support resident retention and leasing.
Regional employment is diversified, with access to food processing and consumer goods roles that can support workforce renter demand and lease retention. The list below highlights a notable employer within commuting range.
- Con Agra Foods consumer foods (28.5 miles)
This 21-unit, 1984 vintage asset benefits from a neighborhood with exceptionally tight occupancy and a high share of renter-occupied units, supporting depth of tenant demand and leasing stability. Demographic trends within a 3-mile radius show growth in population and households, indicating a larger renter pool that can reinforce renewals and occupancy over the medium term. Based on CRE market data from WDSuite, local rents have risen while remaining competitive versus incomes, suggesting ongoing demand with prudent lease management.
Operationally, relatively more accessible ownership costs in the area mean professionally managed, well-maintained product can differentiate on livability and value. The 1984 construction is slightly newer than the neighborhood average, offering a modest competitive edge, though investors should budget for targeted modernization to sustain performance. Underwriting should also consider metro-level safety positioning while recognizing recent improvement trends.
- Tight neighborhood occupancy and strong renter concentration support leasing stability
- 3-mile demographics point to population and household growth, expanding the tenant base
- 1984 vintage provides a slight competitive edge versus older local stock with value-add potential via modernization
- Rents trending upward with income growth; focus on renewal strategy to manage affordability pressure
- Risk: Metro-level safety rank warrants conservative underwriting and property-level mitigation