| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Good |
| Demographics | 45th | Good |
| Amenities | 42nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 645 Music Ave, Clovis, CA, 93612, US |
| Region / Metro | Clovis |
| Year of Construction | 1979 |
| Units | 23 |
| Transaction Date | 2010-08-09 |
| Transaction Price | $128,000 |
| Buyer | HUSSAIN DAVID H |
| Seller | HUSSAIN DAVID H |
645 Music Ave, Clovis CA Multifamily Investment
Renter concentration in the surrounding neighborhood supports a stable tenant base, while strong local schools and steady demand drivers point to durable occupancy, according to WDSuite’s CRE market data. Built in 1979, the asset may benefit from targeted upgrades to enhance competitiveness versus newer stock.
The property sits in an Inner Suburb of the Fresno metro that rates A- and is in the top quartile among 246 metro neighborhoods. Neighborhood occupancy is in the low-90s and has eased modestly in recent years, signaling a need for active leasing and renewals, but overall demand remains supported by a sizable renter-occupied share near 60% (neighborhood statistics, not property-specific).
Rent levels track above the national midrange, and incomes are around the national median, helping sustain leasing while keeping an eye on rent-to-income dynamics. Home values are also above the national midrange, and a higher value-to-income ratio for the area points to a high-cost ownership market—conditions that can reinforce reliance on multifamily rentals and aid retention.
Livability is balanced: grocery access and restaurants are comparatively strong for the area, while parks and cafes are limited. Childcare density is among the highest metro-wide, and average school ratings are strong (roughly top-quintile nationally), supporting family-oriented renter demand and longer tenures.
Within a 3-mile radius, population and households have grown and are projected to continue expanding through 2028, implying a larger tenant base and supporting occupancy stability. These dynamics align with patterns seen in WDSuite’s commercial real estate analysis for similar inner-suburban nodes.
Vintage matters for positioning: the 1979 construction is slightly older than the neighborhood’s average year built (early 1980s). Investors should plan for ongoing capital needs and consider value-add upgrades to interiors and systems to remain competitive and capture premiums where supported by the submarket.
Neighborhood safety compares favorably in national terms. Property offense indicators are in the top decile nationwide and violent offense measures are well above the national average, suggesting a supportive backdrop for renter retention relative to many U.S. neighborhoods.
Within the Fresno metro, the area ranks 13 out of 246 neighborhoods on property offense measures (top decile) and 38 out of 246 on violent offenses (competitive among Fresno neighborhoods). Recent year-over-year trends also show notable improvement in both categories. Investors should still evaluate block-level conditions during site visits and underwriting.
Regional job access extends to food manufacturing corporate offices, offering commuter reach that can help support renter demand referenced here.
- Con Agra Foods — corporate offices (29.9 miles)
This 23-unit, 1979 vintage asset positions investors in a top-quartile Fresno metro neighborhood where renter concentration and strong school ratings support demand. Neighborhood occupancy sits in the low-90s with some softening, but rent levels are above the national midrange and ownership is comparatively high-cost for local incomes—factors that can sustain rental demand with attentive lease management. The vintage implies ongoing capital planning, but also value-add potential to differentiate against 1980s product.
Within a 3-mile radius, population and households are growing and projected to expand further by 2028, pointing to a larger tenant base and reinforcing absorption and renewal prospects. Based on WDSuite’s multifamily property research, practical upgrades and resident services that emphasize convenience and family appeal align with the submarket’s amenity mix.
- Inner-suburban Fresno location with strong schools and daily-needs access supports family-oriented demand
- Renter-occupied share near 60% indicates depth of tenant base (neighborhood metric)
- 1979 vintage offers value-add and modernization potential to compete with newer stock
- Risk: occupancy has eased and parks/cafes are limited—underwriting should reflect leasing strategy and amenity positioning