| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 62nd | Fair |
| Demographics | 10th | Poor |
| Amenities | 11th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 570 Derrick Ave, Mendota, CA, 93640, US |
| Region / Metro | Mendota |
| Year of Construction | 1990 |
| Units | 40 |
| Transaction Date | 2011-11-14 |
| Transaction Price | $58,000 |
| Buyer | MENDOTA HURON COMMUNITY PARTNERS LP |
| Seller | MIDLAND MANOR ASSOCIATES |
570 Derrick Ave, Mendota — 40-Unit Multifamily Investment
Neighborhood occupancy is high and has tended to be stable, pointing to steady renter demand for well-managed assets, according to WDSuite s CRE market data. Pricing power may be more about operations than premiums in this submarket, with investor focus on retention and cost controls.
Located in Mendota within the Fresno metro, the asset sits in a neighborhood rated C- among 246 metro neighborhoods. While the overall neighborhood rank skews below the metro median, occupancy in the surrounding neighborhood is strong at a top-quartile position in the metro (ranked 44 of 246) and top decile nationally, indicating relatively tight leasing conditions for comparable product, based on CRE market data from WDSuite.
Construction year for the property is 1990, newer than the neighborhood s average vintage of 1979. This positions the asset competitively versus older local stock, though investors should plan for selective modernization and systems updates typical of 1990s construction to support leasing and reduce near-term capex surprises.
Within a 3-mile radius, demographics show population growth over the last five years with additional, modest expansion projected. Households increased meaningfully and are projected to continue rising as average household size trends lower, which can expand the renter pool and support occupancy stability. Renter-occupied share is elevated in the 3-mile area (around the majority of units), pointing to a deeper tenant base for workforce-oriented product.
Local amenities are limited (few cafes, groceries, or pharmacies per square mile), yet park access compares favorably versus many areas nationally. Average school ratings in the neighborhood are on the lower side, which may influence renter profiles and unit mix strategy more than near-term occupancy. Home values in the neighborhood are elevated relative to incomes (value-to-income ratio in a high national percentile), which tends to sustain reliance on rental housing and can support lease retention. The neighborhood s median rent-to-income ratio is moderate, suggesting manageable affordability pressure that can aid renewals and reduce turnover risk.
Comparable, block-level crime figures are not reported for this neighborhood in the current release. Investors typically benchmark Mendota and nearby Fresno-metro neighborhoods against regional and national trends to gauge risk exposure and insurance assumptions. Where available, multi-year, metro-relative views offer better signal than one-year snapshots.
Employment access skews regional, with food processing providing a meaningful draw; proximity supports workforce housing demand and commute convenience for tenants working at these facilities.
- Con Agra Foods — food processing (23.0 miles)
This 40-unit, 1990-vintage asset benefits from tight neighborhood leasing conditions—top quartile among 246 Fresno-metro neighborhoods and top decile nationally—supporting stable occupancy prospects. The property is newer than the area s average stock, creating potential to out-compete older assets with targeted upgrades while keeping capital planning in focus. According to CRE market data from WDSuite, ownership costs in the neighborhood are relatively high versus incomes, which reinforces renter reliance on multifamily housing and can aid retention.
Within a 3-mile radius, recent population growth and a rising household count—alongside declining household size—point to a larger, diversified renter base over time. Local amenities are limited and school quality trends lower, so performance will hinge on value, maintenance, and tenant service rather than premium location features.
- Tight neighborhood occupancy supports leasing stability and rent consistency.
- 1990 vintage offers a competitive edge versus older stock with targeted modernization.
- Regional ownership costs versus incomes reinforce sustained renter demand and renewal potential.
- Expanding households within 3 miles indicate a growing tenant base and support for occupancy.
- Risk: limited neighborhood amenities and lower school ratings place more weight on operations and pricing discipline.