| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 62nd | Fair |
| Demographics | 19th | Poor |
| Amenities | 55th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 500 Pacific St, Coalinga, CA, 93210, US |
| Region / Metro | Coalinga |
| Year of Construction | 1983 |
| Units | 65 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
500 Pacific St, Coalinga CA Multifamily Opportunity
Neighborhood occupancy has trended resilient and renter demand is supported by local ownership costs, according to WDSuite’s CRE market data, positioning this 65-unit asset for steady lease-up and retention.
Located in Coalinga within the Fresno metro, the neighborhood carries a B rating and ranks 95 out of 246 metro neighborhoods. That places it above the metro median, signaling balanced fundamentals that can support stable multifamily operations.
Demand indicators are constructive: neighborhood occupancy is strong compared with national benchmarks (66th percentile nationally), and the share of housing units that are renter-occupied is competitive among Fresno neighborhoods (rank 90 of 246; high national percentile), pointing to a durable tenant base and depth for leasing. Median contract rents in the neighborhood have risen over the past five years, while rent-to-income levels remain manageable for lease management considerations.
Livability is serviceable for workforce renters. Amenities test in the top quartile among 246 metro neighborhoods overall, with grocery and restaurant density around the 60s national percentiles and cafes higher. Parks and pharmacies also sit near the upper third nationally, which supports day-to-day convenience. Childcare access is limited within the immediate neighborhood, which owners should consider when targeting family-heavy segments.
Construction trends favor the subject asset. The neighborhood’s average vintage is 1965, while the property was built in 1983. Being newer than much of the surrounding stock can enhance competitive positioning versus older assets, though investors should still plan for modernization of systems and finishes as part of capital planning.
Demographics aggregated within a 3-mile radius show recent population growth with household counts fluctuating, implying shifting household sizes and some demographic churn. Forward-looking projections indicate additional households in the area over the next five years, which would expand the local renter pool and support occupancy stability if realized. Elevated home values relative to incomes in the neighborhood context suggest a high-cost ownership market, which generally sustains reliance on rental options and can bolster retention.
Counterpoints for underwriting: average school ratings test low versus national norms, and income metrics trail many peer neighborhoods across the country. These factors argue for prudent rent growth assumptions and thoughtful amenity upgrades to maintain pricing power.
Neighborhood-level safety data for this area is not available in WDSuite’s dataset for the current period. Investors typically benchmark property performance against Fresno metro trends and supplement with local law enforcement and insurance data to gauge risk and liability assumptions.
Given the absence of ranked or percentile crime metrics, consider confirming recent trend direction, typical incident types, and any concentrations near major corridors before finalizing security budgets or resident-experience plans.
Regional employment draws include food processing and related corporate offices that provide steady workforce demand and practical commuting options for renters. The list below highlights a notable nearby employer.
- Con Agra Foods — food processing corporate offices (31.4 miles)
This 65-unit property built in 1983 is positioned in a neighborhood that shows above-median standing within the Fresno metro and occupancy levels that are solid versus national benchmarks. Being newer than much of the local stock supports competitive leasing, while a high-cost ownership context in the neighborhood tends to reinforce multifamily demand and retention. Based on CRE market data from WDSuite, renter-occupied concentration in the area is comparatively high for the metro, indicating depth in the tenant base.
Underwriting should balance this demand profile with measured assumptions: school quality trails national norms and childcare access is limited, which argues for thoughtful amenity programming and conservative rent growth. Targeted value-add and modernization can enhance positioning versus older nearby assets while keeping affordability pressure manageable for residents.
- Neighborhood occupancy above national median supports lease stability
- 1983 vintage is newer than area average, offering value-add and modernization upside
- High-cost ownership landscape sustains renter reliance and retention
- Renter concentration competitive within Fresno, per WDSuite’s CRE market data
- Risks: lower school ratings and limited childcare access warrant conservative growth assumptions