| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Best |
| Demographics | 13th | Poor |
| Amenities | 7th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 300 Rios St, Mendota, CA, 93640, US |
| Region / Metro | Mendota |
| Year of Construction | 2006 |
| Units | 81 |
| Transaction Date | 1999-07-13 |
| Transaction Price | $105,000 |
| Buyer | CASITAS DE MENDOTA INVESTORS |
| Seller | MENDOTA LOZANO STREET INVESTORS |
300 Rios St Mendota Multifamily Investment
This 81-unit property built in 2006 serves a predominantly renter market with 96.5% neighborhood occupancy, according to CRE market data from WDSuite.
The Mendota neighborhood demonstrates strong rental fundamentals with a 96.5% occupancy rate ranking in the top quartile nationally among 246 metro neighborhoods. With 58.8% of housing units renter-occupied, the market shows sustained rental demand that supports multifamily investments.
Built in 2006, this property represents newer construction compared to the neighborhood average of 1989, providing competitive positioning with reduced near-term capital expenditure needs. The median contract rent of $703 offers affordability for the local workforce, while home values averaging $264,730 create an ownership cost structure that supports rental demand.
Demographics within a 3-mile radius show 10,954 residents with household growth of 16.7% over five years. The renter pool expansion supports occupancy stability, with forecasted household formation projected to increase 40.4% through 2028. Average household size of 4.0 aligns with the property's 1,304 square foot average unit size.
The suburban neighborhood provides essential services with limited amenity density, reflecting its workforce housing character. School ratings average 2.0 out of 5, ranking in the 37th percentile nationally, which may influence family tenant preferences but supports affordability positioning.
Crime data is not available for this neighborhood, limiting direct safety assessment. Investors should conduct independent due diligence on local safety conditions and consider this factor in their underwriting process.
The employment base includes regional corporate presence supporting workforce housing demand in the Central Valley.
- Con Agra Foods — food processing corporate offices (23.8 miles)
This 81-unit property offers exposure to a stable rental market with neighborhood-level occupancy of 96.5% ranking in the top quartile nationally. The 2006 construction vintage provides competitive positioning with reduced capital expenditure risk compared to older neighborhood stock. Demographic trends within a 3-mile radius show household growth of 16.7% over five years, with projections indicating continued renter pool expansion through 2028.
The property serves a predominantly renter market where 58.8% of housing units are renter-occupied, supporting sustained multifamily demand. Median contract rents of $703 maintain affordability for the local workforce while home values create ownership costs that reinforce rental market participation.
- Top quartile neighborhood occupancy rates at 96.5% indicate market stability
- 2006 construction provides competitive edge with lower near-term capital needs
- Strong renter market with 58.8% of units renter-occupied
- Household growth of 16.7% supports expanding tenant base
- Limited employment base requires monitoring of tenant income stability