| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Fair |
| Demographics | 19th | Poor |
| Amenities | 14th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1499 South Ave, Orange Cove, CA, 93646, US |
| Region / Metro | Orange Cove |
| Year of Construction | 1984 |
| Units | 40 |
| Transaction Date | 2022-04-12 |
| Transaction Price | $2,400,000 |
| Buyer | B1-66ER LLC |
| Seller | ORANGEWOOD PLAZA |
1499 South Ave, Orange Cove CA Multifamily Opportunity
Neighborhood occupancy sits in the low-90% range with a renter-occupied base above half of units, suggesting steady tenant demand according to WDSuite’s CRE market data. The focus here is on resilient cash flow and disciplined rent management rather than outsized short-term uplift.
Orange Cove’s neighborhood profile carries a C rating and ranks 199 out of 246 Fresno metro neighborhoods—below the metro median but functional for workforce housing. Occupancy trends in the low-90% range (rank 183 of 246; around the national middle), a backdrop that can support stable leasing with attentive operations.
Renter concentration is a relative strength: roughly half of housing units are renter-occupied (rank 83 of 246; high 90th percentile nationally). For multifamily investors, that depth of renter-occupied units signals a sizable tenant base that can support ongoing demand for professionally managed rentals.
Amenities in the immediate area are limited by national comparison, though grocery access sits near mid-national levels. School ratings are about mid-national overall and rank 58 out of 246 locally—top quartile within the Fresno metro—which can aid retention for larger households seeking stability even if lifestyle amenities are thinner.
Home values, while modest in absolute price, are high relative to local incomes (value-to-income ratio in the upper national percentiles). In investor terms, a high-cost ownership context relative to incomes tends to reinforce reliance on rentals, supporting occupancy and renewal prospects.
Within a 3-mile radius, recent data show population contracting with average household size edging down. Even with softer population trends, the elevated share of renter-occupied units and signs of income growth can sustain a functional renter pool, aiding day-to-day leasing and renewals.
Neighborhood-level crime statistics are not available in WDSuite for this location. Investors typically frame safety through comparative context—reviewing broader Fresno metro patterns, recent trend direction, and on-the-ground diligence—when assessing retention risk and appropriate security measures.
Practical underwriting steps often include confirming incident history with property management, reviewing publicly available reports, and aligning security budgets with observed conditions at peer assets nearby.
Regional manufacturing and food processing provide a meaningful employment base that can underpin workforce renter demand and support retention. Nearby employers include International Paper and Con Agra Foods.
- International Paper — manufacturing (23.1 miles)
- Con Agra Foods — food processing (42.7 miles)
This 40-unit property features large average floor plans for the area, a differentiator for family-oriented households that can support renewals and reduce turnover. The surrounding neighborhood posts low-90% occupancy with a strong renter-occupied presence, indicating a durable tenant base; at the same time, affordability pressure (elevated rent-to-income) argues for measured rent setting and proactive lease management, according to commercial real estate analysis from WDSuite.
Within a 3-mile radius, projections point to shifting household composition—with household counts expected to rise even as population trends flatten—suggesting smaller household sizes and a steady flow of renters. Homeownership remains relatively high-cost versus local incomes, which can reinforce rental reliance and support occupancy, while rising income projections may provide incremental support for collections over time.
- Large average unit sizes support family demand and potential renewal stability
- Neighborhood occupancy around the low-90% range with a sizable renter base
- High-cost ownership relative to incomes reinforces reliance on multifamily rentals
- Demographic shifts toward more households can sustain the renter pool despite softer population trends
- Risk: Elevated rent-to-income levels call for careful pricing and renewal strategies to protect retention