| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Fair |
| Demographics | 35th | Good |
| Amenities | 14th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 10563 E Jefferson Ave, Del Rey, CA, 93616, US |
| Region / Metro | Del Rey |
| Year of Construction | 2005 |
| Units | 48 |
| Transaction Date | 2003-06-09 |
| Transaction Price | $400,000 |
| Buyer | VILLA DEL REY PARTNERS |
| Seller | SELF HELP ENTERPRISES INC |
10563 E Jefferson Ave Del Rey Multifamily Investment
2005-vintage, 48-unit asset positioned in a suburban Fresno County pocket where neighborhood occupancy trends remain in the mid-90s, according to WDSuite’s CRE market data. The location skews more residential than amenity-rich, favoring workforce housing dynamics and steady renter demand.
Del Rey sits within the Fresno, CA metro and functions as a suburban, residential enclave with limited retail and dining density. Cafes, parks, and pharmacies are sparse locally, while basic grocery access is present but not concentrated. For investors, this leans toward stable, value-oriented tenancy rather than lifestyle-driven turnover.
Neighborhood occupancy is 94.2% (neighborhood-level, not property-specific), placing it in the top third nationally and supporting expectations for leasing stability. The renter-occupied share is 40.1%, indicating a meaningful—but not dominant—renter concentration that can provide a dependable tenant base without being overly saturated. With a rent-to-income ratio around 0.10 at the neighborhood level, affordability pressure appears moderate, which can aid retention and reduce lease management friction.
The asset’s 2005 construction is newer than the neighborhood’s average vintage (1964). This typically improves competitive positioning versus older housing stock; however, investors should plan for mid-life system updates and targeted modernization to sustain performance against newer deliveries. Average school ratings in the area are above national norms (top quartile nationally), which can help support family-oriented renter demand.
Within a 3-mile radius, recent population levels have been roughly flat while household counts dipped slightly, yet projections point to growth by 2028, including a sizable increase in households and higher median incomes. These trends suggest a larger tenant base ahead and potential for rent advancement in line with market conditions. Elevated value-to-income ratios in the neighborhood imply a relatively high-cost ownership market in context, which can reinforce reliance on multifamily rentals and support occupancy durability.
Safety signals are mixed and should be assessed comparatively rather than block-by-block. The neighborhood ranks near the bottom of the Fresno metro on crime (5th of 246), indicating less favorable standing locally; at the same time, national comparisons are stronger, landing in a higher percentile relative to neighborhoods nationwide. Recent trend data shows notable declines in both violent and property offense estimates over the last year, which is constructive but warrants continued monitoring.
Investors should underwrite with conservative assumptions, confirm on-the-ground conditions, and consider standard security and lighting enhancements that can improve tenant experience and support retention over the hold period.
Regional employment access is oriented toward greater Fresno’s industrial and processing base, supporting workforce housing demand and commute convenience for tenants working at larger employers such as Con Agra Foods and International Paper.
- Con Agra Foods — food processing (28.5 miles)
- International Paper — packaging and paper (33.8 miles)
10563 E Jefferson Ave offers a 2005-vintage, 48-unit profile in a suburban Fresno County setting where neighborhood occupancy trends are solid and renter concentration is meaningful without being saturated. Based on CRE market data from WDSuite, neighborhood occupancy has held in the mid-90s, while ownership costs remain elevated in context, which can reinforce sustained rental demand and support lease retention. The asset’s newer-than-average vintage versus local stock suggests competitive positioning, with prudent capital reserved for mid-life systems and selective upgrades.
Forward-looking demographics within a 3-mile radius point to population and household growth alongside rising incomes, indicating a larger tenant base and potential for rent advancement in line with market conditions. Amenity density is modest and major employers are regional rather than immediate, so asset performance will rely on workforce housing fundamentals, management execution, and cost-effective renovations.
- Neighborhood occupancy in the mid-90s supports leasing stability (per WDSuite data)
- 2005 vintage is competitively newer than local stock, with targeted capex for mid-life systems
- 3-mile projections indicate population and household growth, expanding the renter base
- Elevated ownership costs in context can sustain renter reliance and retention
- Risks: limited local amenities and mixed safety signals; performance depends on management and prudent underwriting