| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Best |
| Demographics | 13th | Poor |
| Amenities | 7th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 202 I St, Mendota, CA, 93640, US |
| Region / Metro | Mendota |
| Year of Construction | 1980 |
| Units | 40 |
| Transaction Date | 2024-02-01 |
| Transaction Price | $2,900,000 |
| Buyer | AHA MENDOTA LLC |
| Seller | MENDOTA GARDENS LP |
202 I St, Mendota CA Multifamily Investment
Neighborhood multifamily occupancy trends are solid and competitive within Fresno, suggesting stable tenant retention, according to WDSuite’s CRE market data. For investors, the focus here is consistent renter demand supported by a high renter-occupied housing share in the immediate area.
The property sits in a suburban pocket of Fresno County where neighborhood multifamily occupancy is competitive among 246 Fresno neighborhoods and in the top quartile nationally. While the broader neighborhood rating is C-, the rent-to-income profile (neighborhood-level) indicates manageable affordability pressure relative to many California submarkets, helping support lease stability and renewals.
Housing fundamentals compare favorably inside the metro: the neighborhood’s housing rank is in the top quartile among 246 Fresno neighborhoods, signaling relatively resilient housing stock dynamics for multifamily operators. By contrast, local amenities are limited (amenities rank is below the metro median and national percentile is low), so residents rely more on regional retail and services rather than a dense, walkable node.
Renter-occupied housing share is elevated at the neighborhood level (top-quartile rank among 246 Fresno neighborhoods), which implies a deeper tenant base for workforce-oriented product and supports occupancy durability through cycles. Construction year averages in the area skew to the late 1980s; with this property built in 1980, investors should plan for targeted capital projects to sustain competitiveness and capture renovation upside.
Within a 3-mile radius, demographics point to a growing renter pool: population and household counts have increased in recent years, with forecasts calling for further household expansion alongside smaller average household sizes. This shift tends to support steady absorption of apartments and can aid occupancy stability as more, smaller households enter the market.
Home values in the neighborhood context sit in the mid range for Fresno by rank but are high relative to local incomes (value-to-income ratio near the top of metro ranks and high nationally). In investor terms, a high-cost ownership market reinforces reliance on rental housing, which can support tenant retention and pricing power when managed alongside income trends.
Comparable crime metrics for this specific neighborhood were not available in WDSuite’s current release. Investors typically benchmark submarket safety using Fresno-wide and adjacent-neighborhood trends, onsite observations, and property-level incident histories to gauge leasing risk and retention implications over time.
Regional employment is anchored by food processing and related industrial employers, which support workforce housing demand and commuting patterns relevant to Mendota. Notable nearby employer includes:
- Con Agra Foods — food processing (23.2 miles)
Built in 1980, this 40-unit asset offers value-add potential given the area’s late-1980s average vintage, alongside neighborhood occupancy that trends competitive within Fresno and strong nationally. A high renter-occupied share locally points to durable multifamily demand, and the surrounding 3-mile area shows population and household growth with forecasts indicating continued household expansion and smaller household sizes—factors that typically support a larger tenant base and occupancy stability. According to CRE market data from WDSuite, the neighborhood’s ownership market is relatively high-cost versus incomes, which tends to sustain reliance on rentals and can support pricing when paired with thoughtful lease management.
Key considerations include a thin local amenity base and below-average school ratings, which can influence leasing velocity and resident mix. Still, the combination of workforce housing demand, renter concentration, and value-add levers positions the property as a practical hold for investors focused on operational execution and targeted renovations.
- Competitive neighborhood occupancy and elevated renter-occupied share support demand depth
- 1980 vintage versus late-1980s area stock suggests renovation and capex-driven upside
- 3-mile population and household growth, with smaller projected household sizes, bolster leasing
- High-cost ownership context reinforces rental reliance and potential pricing power
- Risks: lean amenity base and lower school ratings may affect absorption and retention