| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Fair |
| Demographics | 19th | Poor |
| Amenities | 14th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1020 8th St, Orange Cove, CA, 93646, US |
| Region / Metro | Orange Cove |
| Year of Construction | 1980 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1020 8th St Orange Cove Multifamily Investment
Renter demand is supported by a majority of renter-occupied housing and a high-cost ownership landscape relative to incomes, according to WDSuite’s CRE market data. This points to durable leasing fundamentals for a 20-unit asset in a workforce-oriented pocket of Fresno County.
The property sits in a suburban setting of Orange Cove within the Fresno, CA metro, where neighborhood livability is functional but modest. Grocery access is adequate relative to similar areas, while cafes, parks, and pharmacies are limited. School quality is competitive among Fresno neighborhoods (58 out of 246 metro neighborhoods) and around the national middle, which can support retention for family-oriented renters without commanding premium rents.
On the fundamentals, neighborhood occupancy trends are steady (about the low-90s and slightly above the national median), and the share of renter-occupied housing is just over half. For investors, that mix indicates a sizable tenant base and generally stable renewal potential for multifamily assets. Median asking rents in the area are on the lower side compared with national markets, suggesting pricing headroom may be constrained near-term but also reinforcing demand for practical, value-focused units.
Demographic statistics are aggregated within a 3-mile radius. Population has edged lower over the last five years, yet the number of households is projected to grow by the next five-year window, pointing to smaller household sizes and a gradual shift in age mix. That configuration can still support occupancy stability as more households enter the market even if overall population growth is muted.
The average construction year in the neighborhood is early 1980s, while this asset was built in 1980. Being slightly older than nearby stock highlights potential capital expenditure needs and value-add opportunities—modernizations that can improve competitive positioning versus 1980s-era comparables.
From an affordability perspective, elevated home values relative to local incomes (high value-to-income ratio) reinforce reliance on rental housing. At the same time, rent-to-income levels indicate affordability pressure for some renters, suggesting that disciplined lease management and targeted unit upgrades will be important to sustain occupancy and collections.
WDSuite does not provide a neighborhood crime rank or national percentile for this location in the current release. Investors should contextualize safety using city and county trend reports and compare against nearby Fresno County submarkets rather than relying on block-level assumptions.
Regional employment is anchored by manufacturing and food processing, supporting workforce housing demand and commute-driven retention for renters tied to these employers.
- International Paper — paper & packaging (23.0 miles)
- Con Agra Foods — food processing (43.4 miles)
1020 8th St offers a 20-unit, 1980-vintage multifamily asset in a renter-heavy pocket of Fresno County where occupancy trends are steady and ownership costs remain high relative to local incomes. According to CRE market data from WDSuite, the neighborhood’s renter concentration and mid-tier school positioning support stable demand for practical, larger-format apartments, with rent levels that appeal to workforce households.
The 1980 construction implies near-to-medium-term capital planning for systems and interiors, creating a clear value-add path to enhance competitiveness versus early-1980s stock. While population growth is muted within a 3-mile radius, projections indicate more households forming over the next five years—an underpinning for tenant base depth that can support occupancy and retention if upgrades are targeted and rents remain aligned with local affordability.
- Renter-heavy neighborhood supports demand depth and renewal stability.
- Value-add potential from 1980 vintage through selective system and interior updates.
- Workforce-oriented positioning with market rents that attract a broad tenant pool.
- Household growth outlook within 3 miles supports occupancy over the medium term.
- Risks: modest amenity base, muted population growth, and affordability pressure requiring disciplined rent management.