| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Fair |
| Demographics | 14th | Poor |
| Amenities | 8th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1715 N St, Firebaugh, CA, 93622, US |
| Region / Metro | Firebaugh |
| Year of Construction | 1977 |
| Units | 24 |
| Transaction Date | 1994-07-07 |
| Transaction Price | $390,000 |
| Buyer | PEREZ ROBERTO |
| Seller | PHILLIP DANG |
1715 N St, Firebaugh CA — 24-Unit Multifamily Investment
Neighborhood occupancy has been resilient and above metro median, according to CRE market data from WDSuite, suggesting steadier cash flow potential relative to comparable rural Central Valley submarkets.
Situated in Firebaugh’s inner-suburban fabric of Fresno County, the property benefits from a renter-driven tenant base within a 3-mile radius and a neighborhood occupancy rate that ranks above the metro median (119th of 246 Fresno neighborhoods). That positioning indicates comparatively steady leasing conditions versus many metro peers while still pricing to local incomes.
Construction in the immediate neighborhood skews older (average vintage 1967; 167th of 246, above the metro median age), and this 1977 asset is comparatively newer than much of the nearby stock. For investors, that can support competitive positioning against legacy properties, though selective modernization of building systems and interiors may still be warranted to command stronger rents and retention.
Within a 3-mile radius, households have a meaningful renter-occupied share (approximately 53%), creating depth for multifamily demand. Projections indicate population growth and a marked increase in households over the next five years, coupled with smaller average household sizes; together, these shifts typically expand the local renter pool and can support occupancy stability and lease-up velocity.
Local amenity density is limited relative to metro and national benchmarks (amenities rank 181st of 246 in Fresno; several daily-needs categories score in the lower national percentiles). School ratings in the neighborhood trend modest (about 2.0 out of 5; 70th of 246, near the metro midpoint), so leasing strategies may lean on value, parking convenience, and commute practicality rather than walkability. Home values sit around the national midrange, but the value-to-income ratio is in the higher national percentiles, a high-cost ownership context that can reinforce renter reliance on multifamily housing and support pricing power when managed thoughtfully.
Comparable neighborhood-level crime data for this Fresno-area neighborhood is not available in WDSuite s dataset for a precise metro rank or national percentile. Investors should review recent city and county trend reports and consult professional property management for on-the-ground insights, focusing on multi-year patterns rather than short-term fluctuations.
Regional employment is anchored by agribusiness and food processing across the Central Valley, providing workforce housing demand within commuting range of Firebaugh. Notable nearby employer includes:
- Con Agra Foods food processing (30.3 miles)
The 24-unit property at 1715 N St offers exposure to a renter-driven submarket where neighborhood occupancy trends run above the Fresno metro median. The 1977 vintage is newer than the area s typical 1960s-era stock, which can position the asset competitively with targeted renovations and capital planning. According to CRE market data from WDSuite, the surrounding ownership landscape carries higher value-to-income dynamics than many U.S. neighborhoods, a backdrop that often sustains renter demand and supports lease retention when affordability is managed.
Demographic statistics aggregated within a 3-mile radius indicate a growing household base over the next five years alongside smaller household sizes, which generally expands the pool of renters and supports occupancy durability. Amenity density is modest, so demand is likely to reflect commute-oriented and value-seeking renters; operators who prioritize unit livability, parking, and responsive management can capture and retain this demand.
- Above-metro-median neighborhood occupancy supports leasing stability
- 1977 vintage is newer than nearby stock, with value-add potential via targeted upgrades
- Household growth and smaller household sizes (3-mile radius) expand the renter pool
- High-cost ownership context reinforces reliance on rentals and pricing power management
- Risks: limited local amenities and older regional housing stock require disciplined capex and leasing strategy