| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 62nd | Fair |
| Demographics | 19th | Poor |
| Amenities | 55th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 654 Lucille Ave, Coalinga, CA, 93210, US |
| Region / Metro | Coalinga |
| Year of Construction | 1985 |
| Units | 32 |
| Transaction Date | 2020-04-24 |
| Transaction Price | $2,400,000 |
| Buyer | ARREGUIN PROPERTIES LLC |
| Seller | TM FARMS LLC |
654 Lucille Ave, Coalinga CA Multifamily Investment
Neighborhood occupancy remains healthy with steady renter demand, according to WDSuite s CRE market data, supporting income stability for a 32-unit asset. Position within the Fresno metro offers a cost-conscious alternative to larger Central Valley hubs.
The property sits in an Inner Suburb neighborhood of the Fresno, CA metro with a B neighborhood rating and a competitive standing among Fresno neighborhoods (ranked 95 out of 246). Local occupancy trends are above national averages (66th percentile), which points to demand resilience that can support leasing and retention. Median rent levels in the neighborhood remain comparatively modest, helping sustain a broad tenant base and manageable lease-up timelines.
Daily-needs amenities are present at practical levels: grocery and restaurant density track near or modestly above national norms, while parks and pharmacies score in the mid-to-upper national percentiles. Caf e9 density outperforms many peer areas, but limited childcare options may affect family renters. School ratings are below national norms, a consideration for tenant mix and marketing strategy.
Renter-occupied share is roughly half of housing units, indicating a meaningful tenant pool that supports multifamily demand without over-reliance on transient turnover. In the 3-mile radius, demographics show modest population growth over the past five years alongside slightly larger household sizes, signaling a stable, needs-based renter base and potential for steady occupancy rather than rapid churn. Elevated home values relative to incomes in the neighborhood (high national percentile on value-to-income) suggest a high-cost ownership market that can reinforce reliance on rental housing and support pricing power.
Built in 1985, the asset is newer than the area e2 80 99s average housing vintage from the mid-1960s, indicating relative competitiveness versus older stock; investors should still underwrite selective system upgrades or common-area modernization. This commercial real estate analysis is grounded in neighborhood metrics and directional trends from WDSuite e2 80 99s datasets, emphasizing demand stability over short-term volatility.
Comparable crime metrics are not available for this neighborhood in the current dataset. Investors typically benchmark safety by reviewing multi-year trends and comparing neighborhood performance to the broader Fresno metro. Where data is limited, prudent underwriting incorporates property-level security measures and local diligence to gauge tenant retention implications.
Regional employment access is anchored by food processing and related corporate operations, providing a diversified draw for workforce renters who prioritize commute balance and value.
- Con Agra Foods e2 80 94 food processing corporate offices (31.6 miles)
654 Lucille Ave offers a 32-unit footprint with larger-than-typical average unit sizes (~944 sq. ft.) and demand supported by a renter base that is roughly half of neighborhood housing units. Occupancy trends perform above national averages, and a high-cost ownership backdrop in the neighborhood reinforces reliance on rentals, aiding lease retention and pricing discipline. Built in 1985, the property is newer than the local average housing vintage, suggesting relative competitiveness versus older stock; investors should budget for targeted modernization as systems age.
According to CRE market data from WDSuite, the submarket e2 80 99s rent positioning and consistent neighborhood occupancy favor stable cash flow over speculative rent spikes. Within a 3-mile radius, modest population growth and slightly larger households point to a steady tenant base and support for multifamily demand over the medium term.
- Healthy neighborhood occupancy and steady renter pool support income stability
- 1985 vintage offers competitive positioning versus older stock with manageable upgrade scope
- Larger average unit sizes (~944 sq. ft.) can aid tenant retention and leasing
- High-cost ownership environment bolsters rental reliance and pricing power
- Risks: below-average school ratings and limited childcare options may narrow family-renter appeal; plan marketing and amenities accordingly