| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 58th | Fair |
| Demographics | 31st | Fair |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 865 W Gettysburg Ave, Clovis, CA, 93612, US |
| Region / Metro | Clovis |
| Year of Construction | 2005 |
| Units | 77 |
| Transaction Date | 2020-11-10 |
| Transaction Price | $8,275,000 |
| Buyer | CAL WORLD CLOVIS LP |
| Seller | WILLOWS CLOVIS LP |
865 W Gettysburg Ave, Clovis CA Multifamily Investment
77-unit 2005 vintage asset in an inner-suburban pocket where neighborhood occupancy is in the mid-90s and trending upward, supporting stable cash flow according to WDSuite s CRE market data.
Positioned in Clovis inner suburbs, the property benefits from a renter-occupied share near 57% at the neighborhood level, indicating a deep tenant base and steady leasing demand. Neighborhood occupancy posts mid-90s with modest five-year improvement, suggesting durable performance versus national norms and above metro median stability.
Local amenity access is a clear strength: restaurants and groceries score in the top quartile nationally, with parks and childcare also testing above national averages. Within the Fresno metro, amenity access is competitive among 246 neighborhoods, supporting day-to-day convenience that can aid retention. Average school ratings trend lower for the neighborhood, which investors may underwrite as a potential headwind for family renters.
The asset s 2005 construction is materially newer than the neighborhood s older housing stock (average vintage mid-1970s), creating relative competitiveness versus legacy properties while still leaving room for targeted modernization to refresh interiors, common areas, or building systems as part of a value-add plan.
Demographics aggregated within a 3-mile radius show recent population and household growth with projections pointing to further increases over the next five years, implying a larger tenant base and support for occupancy. A rent-to-income backdrop around the low-20% range at the neighborhood level indicates manageable affordability pressure that can support lease retention and measured rent moves.
Neighborhood safety indicators compare favorably at the national level, with overall crime measures landing in the top quartile nationally. Recent trend data show year-over-year declines in both violent and property offense rates, signaling improving conditions. Within the Fresno metro, the area is competitive relative to many neighborhoods, though safety can vary across nearby blocks and over time.
Investors should review multi-year trendlines and property-level security protocols as part of underwriting; directional improvements and above-average national standing support resident appeal and leasing stability, according to CRE market data from WDSuite.
This 77-unit, 2005-vintage community aligns with resilient neighborhood fundamentals: mid-90s occupancy with upward trajectory, a renter-heavy housing mix, and amenity density that supports day-to-day convenience. Based on CRE market data from WDSuite, the neighborhood s occupancy and amenity profile compare well against national benchmarks, while homeownership remains a higher-cost path relative to local incomes, supporting sustained reliance on multifamily. The 2005 vintage provides competitive positioning versus older stock and potential for targeted value-add to capture pricing power without overextending capital plans.
Three-mile demographics point to population and household growth today and in forward-looking projections, implying a broader renter pool and support for occupancy stability. The combination of renter concentration, amenity access, and improving safety trendlines creates a balanced case for steady operations with room for thoughtful upgrades, while underwriting should account for school quality variation and standard operational risks.
- Mid-90s neighborhood occupancy with positive five-year momentum supports stable cash flow.
- Renter-occupied share near 57% signals depth of tenant demand for multifamily units.
- 2005 vintage offers competitive positioning versus older stock with targeted value-add potential.
- Amenity-rich location (restaurants, groceries, parks, childcare) aids retention and leasing velocity.
- Risk: below-average neighborhood school ratings and submarket variability warrant conservative underwriting.