| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 61st | Fair |
| Demographics | 27th | Fair |
| Amenities | 57th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 550 E Glenn Ave, Coalinga, CA, 93210, US |
| Region / Metro | Coalinga |
| Year of Construction | 1985 |
| Units | 80 |
| Transaction Date | 2012-02-13 |
| Transaction Price | $1,035,000 |
| Buyer | HPD TARA GLENN LP |
| Seller | TARA GLENN ASSOCIATES |
550 E Glenn Ave, Coalinga Multifamily Investment
Neighborhood occupancy trends are strong and durable, with the area posting high stability relative to the Fresno metro, according to WDSuite’s CRE market data. Investors evaluating Coalinga can focus on renter demand and value-add positioning rather than lease-up risk.
The property sits in an Inner Suburb pocket of the Fresno, CA metro that is competitive among Fresno neighborhoods (ranked 73 of 246; B+ neighborhood rating). Occupancy in the neighborhood is notably strong at 99.6% and ranks 22 of 246 locally, placing it in the top quartile nationally — a constructive signal for lease stability and renewal performance.
Everyday services are present rather than abundant. Pharmacies and parks index well (both around the 80th–84th national percentiles), and grocery access is above average for similar markets (about the 65th percentile). Cafés and restaurants are thinner (cafés near the bottom nationally), which supports a quieter residential profile. For investors, this amenity mix points to pragmatic livability for workforce renters, with less reliance on premium retail to sustain demand.
The housing stock skews older across the neighborhood (average vintage 1971). With the subject built in 1985, it is newer than much of the surrounding inventory, which can offer a competitive edge versus older comparables while still benefiting from targeted modernization to improve unit finishes and systems.
Renter-occupied housing represents a meaningful share of neighborhood units (42.7%, above most neighborhoods nationally), indicating a sizable tenant base for multifamily operators. Within a 3-mile radius, demographics show population growth over the last five years alongside slightly larger household sizes and a modest dip in household counts — a mix that supports a stable renter pool today. Forward-looking figures in the same radius point to potential increases in households and higher median incomes by 2028, which would expand the tenant base and support rent levels, based on CRE market data from WDSuite.
Home values in the neighborhood sit below many coastal California markets and align with a more accessible ownership landscape (median value around the low-$300Ks and a value-to-income ratio near mid-3s). For investors, this suggests two-sided implications: relatively moderate purchase power can create some competition with ownership, but a low neighborhood rent-to-income ratio (about 0.13) supports retention and disciplined rent management without overextending tenants.
Comparable safety statistics at the neighborhood level are not available in WDSuite for this location. Investors typically contextualize risk by comparing city and county trends and by reviewing property-level measures (lighting, access control, and management practices) alongside regional benchmarks.
The area is primarily supported by regional employers, with commuting patterns oriented to food processing and logistics roles that can underpin steady workforce housing demand. Key nearby employer:
- Con Agra Foods — food processing (30.3 miles)
Built in 1985, this 80-unit asset is newer than much of the surrounding housing stock, positioning it well versus older comparables while leaving room for selective renovations to enhance rentability. Neighborhood occupancy is high and ranks competitively within the Fresno metro, supporting a thesis centered on durable cash flow rather than lease-up risk. Within a 3-mile radius, recent population growth and rising incomes point to a steady or expanding tenant base, which can reinforce renewal rates and pricing discipline.
Ownership costs in the area are moderate relative to many California markets, which can create some competition with for-sale options. However, low rent-to-income levels support retention and measured rent growth. According to commercial real estate analysis from WDSuite, the local amenity profile is service-oriented (strong on pharmacies, parks, and groceries, lighter on cafés), aligning with workforce demand drivers rather than destination retail.
- Strong neighborhood occupancy and competitive metro rank support stable leasing
- 1985 vintage offers a relative edge over older stock with value-add upside
- 3-mile demographics show population growth and rising incomes, reinforcing tenant depth
- Service-oriented amenities (groceries, parks, pharmacies) align with workforce renter demand
- Risks: thinner café/restaurant density and accessible ownership options may temper rent premiums