| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 61st | Fair |
| Demographics | 9th | Poor |
| Amenities | 14th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 16400 W Palmer Ave, Huron, CA, 93234, US |
| Region / Metro | Huron |
| Year of Construction | 1995 |
| Units | 38 |
| Transaction Date | 2011-11-10 |
| Transaction Price | $100,000 |
| Buyer | MENDOTA HURON COMMUNITY PARTNERS LP |
| Seller | HURON ASSOCIATES |
16400 W Palmer Ave Huron Multifamily Investment
Steady renter demand and tight neighborhood occupancy provide an income-focused profile for this 38-unit asset, according to WDSuite’s CRE market data. With a 1995 vintage relative to older local stock, the property can compete on functionality while leaving room for targeted value-add.
Huron’s Inner Suburb setting skews practical for workforce housing. Neighborhood occupancy ranks first among 246 Fresno metro neighborhoods, supporting leasing stability. The area’s renter-occupied share is elevated, signaling a deep tenant base and consistent demand for multifamily units. Compared with the metro and national landscape, local rents sit in a more accessible band, which can aid retention and reduce turnover risk for operators.
Everyday convenience is anchored by grocery access: the neighborhood sits in the top quartile nationally for grocery stores per square mile, while sit-down dining, cafes, parks, and pharmacies are limited within the immediate neighborhood. Investors should underwrite to resident reliance on essential retail and regional corridors rather than lifestyle amenities when assessing premiums and lease-up velocity.
The average construction year in the neighborhood trends older (1960), and this asset’s 1995 vintage positions it as newer than much of the surrounding stock. That can translate to lower near-term capex versus pre-1980 product and a clearer path for light renovations or modernization to sharpen competitive positioning.
Demographic statistics are aggregated within a 3-mile radius: population and households have grown over the past five years, and projections point to continued expansion by 2028. Larger household sizes locally suggest demand for practical floor plans and durable finishes, which can support occupancy stability and leasing durability in workforce-oriented multifamily.
Home values in the neighborhood are comparatively lower than many California markets, which can introduce some competition from ownership. Even so, rent-to-income conditions appear manageable and, combined with a high renter concentration, reinforce the role of multifamily as a primary housing option in this pocket of Fresno County.
Comparable crime benchmarks for this neighborhood are not available in WDSuite at this time. Investors typically contextualize safety by reviewing city and county trend reports alongside on-the-ground observations and property-level measures (lighting, access control) and then comparing those findings with nearby Fresno metro neighborhoods.
Regional food processing supports a broad workforce base that often prioritizes proximity and value in housing. Nearby employment includes Con Agra Foods.
- Con Agra Foods — food processing (21.7 miles)
This 1995-built, 38-unit property benefits from a high-renter, high-occupancy neighborhood where daily needs are met by strong grocery access. The asset’s relative vintage advantage against older local stock supports competitive positioning with potential for targeted interior and systems updates to lift rents prudently without overextending capex. According to CRE market data from WDSuite, neighborhood occupancy sits at the top of the Fresno metro, underscoring demand resilience for well-managed multifamily.
Within a 3-mile radius, recent population and household growth—along with increasing household sizes—points to a larger tenant base and ongoing support for leasing stability. Limited discretionary amenities and lower local home values suggest measured rent ceilings, so business plans should emphasize durable finishes, operational efficiency, and service quality to drive retention over premium amenity packages.
- Tight neighborhood occupancy and elevated renter concentration support consistent leasing
- 1995 vintage is newer than area average, enabling targeted value-add with moderated capex
- Strong grocery access underpins daily-living convenience despite limited lifestyle amenities
- 3-mile population and household growth expand the tenant base and occupancy durability
- Risks: modest amenity base and competitive homeownership options may cap rent premiums