| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 65th | Good |
| Demographics | 27th | Fair |
| Amenities | 22nd | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 14380 W California Ave, Kerman, CA, 93630, US |
| Region / Metro | Kerman |
| Year of Construction | 1991 |
| Units | 100 |
| Transaction Date | 2019-01-24 |
| Transaction Price | $16,900,000 |
| Buyer | GOLDEN MEADOWS LLC |
| Seller | PI PROPERTIES NO 50 PARTNERS LLC |
14380 W California Ave Kerman 100-Unit Multifamily Investment
Neighborhood occupancy trends are exceptionally tight, supporting income stability for a 100-unit asset, according to WDSuite’s CRE market data. The area’s renter depth and newer 1991 vintage relative to local stock point to durable demand with pragmatic capital planning.
Located in Kerman within the Fresno metro, the neighborhood reflects an Inner Suburb profile with demand skewed toward working households. WDSuite indicates the neighborhood’s rental market is fully occupied (ranked 1st among 246 Fresno neighborhoods and in the 100th percentile nationally), signaling strong absorption and low near-term vacancy risk at the neighborhood level. Renter-occupied share is 52.8%, suggesting a sizable tenant base that supports leasing depth and retention strategies for multifamily operators.
The property’s 1991 vintage is newer than the neighborhood’s average construction year of 1969. For investors, this positions the asset as relatively competitive versus older stock, while still warranting selective modernization and systems updates to maintain leasing velocity and NOI over the hold period.
Amenities within the immediate neighborhood are limited (amenity metrics sit near the bottom of the metro distribution), which places a premium on convenient access to daily needs elsewhere in the Fresno area. Average school ratings in the neighborhood are low (about 1.0 out of 5), which may influence unit mix positioning and marketing—particularly for family-oriented product—though it can also sustain demand for more accessible rental options versus ownership moves tied to school districts.
Demographic statistics aggregated within a 3-mile radius show a growing renter pool: households increased over the last five years and are projected to expand further by 2028, with smaller average household sizes over time—trends that typically add to the pool of renters and support occupancy. Median contract rents in the 3-mile area have risen over the past five years, reinforcing pricing power for well-managed assets; however, investors should calibrate rent steps given neighborhood-level rent-to-income signals that point to potential affordability pressure for some cohorts.
Comparable crime metrics for this neighborhood are not available in WDSuite’s current release, so investors should supplement with local law enforcement data, third-party datasets, and property-level security reviews. A practical underwriting approach includes assessing lighting, access control, sightlines, and management protocols, and benchmarking incident trends against the broader Fresno region to contextualize risk.
Employment access is supported by regional industrial and food-processing employers that draw a stable workforce; these drive commuting patterns that sustain renter demand and lease retention. Nearby, the following employer offers accessible job nodes for residents:
- Con Agra Foods — food processing offices (13.7 miles)
This 100-unit, 1991-vintage asset benefits from a neighborhood with exceptionally tight occupancy—ranked 1st out of 246 Fresno neighborhoods and top tier nationally—supporting income durability. The renter-occupied share around the property is above half, indicating depth in the tenant base. Demographic trends within a 3-mile radius point to population growth and a meaningful increase in households through 2028, which typically expands the renter pool and supports sustained occupancy. According to commercial real estate analysis from WDSuite, rising neighborhood and area rents reinforce revenue potential, while elevated ownership costs relative to incomes help sustain renter reliance on multifamily housing.
At the same time, amenities in the immediate neighborhood are limited and school ratings are low, suggesting careful asset positioning and targeted marketing. Affordability signals (including neighborhood rent-to-income ratios) warrant disciplined lease management and thoughtful renewal strategies to balance rent growth with retention.
- Neighborhood occupancy ranks 1st of 246 in Fresno and in the top national percentile, supporting income stability
- 1991 construction offers competitive positioning versus older area stock, with selective value-add potential
- 3-mile demographics indicate population and household growth, expanding the renter pool and supporting leasing
- Elevated ownership costs versus incomes reinforce sustained renter demand for multifamily housing
- Risks: limited nearby amenities, low school ratings, and affordability pressure requiring measured rent strategies