| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Fair |
| Demographics | 19th | Poor |
| Amenities | 14th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1535 Park Blvd, Orange Cove, CA, 93646, US |
| Region / Metro | Orange Cove |
| Year of Construction | 2006 |
| Units | 81 |
| Transaction Date | 2008-10-31 |
| Transaction Price | $54,500 |
| Buyer | CENTRAL VALLEY HOLDINGS 1 LP |
| Seller | LOS ARBOLES FAMILY APARTMENTS LP |
1535 Park Blvd Orange Cove Multifamily Investment
Renter demand is supported by a high neighborhood renter-occupied share and steady occupancy for the area, according to WDSuite s CRE market data. The property s 2006 vintage positions it competitively versus older local stock while leaving room for targeted upgrades.
Orange Cove sits within the Fresno, CA metro and shows a mixed but investable profile for workforce housing. Neighborhood occupancy is near the national mid-point and below the metro median among 246 Fresno neighborhoods, while renter-occupied housing is elevated, placing the area competitive within the metro and high nationally for renter concentration. For an investor, this points to a deeper tenant base and potential leasing stability, even if day-to-day operations should emphasize retention.
Local amenity density is limited (caf e9s, parks, and pharmacies are sparse), though basic grocery access tracks near the metro middle. Average school ratings are competitive among the 246 Fresno neighborhoods and sit around the national midpoint, which can help family renter appeal without commanding premium rents.
Home values are modest in absolute terms, but the neighborhood s value-to-income ratio ranks high nationally, indicating a high-cost ownership market relative to local incomes. That typically sustains reliance on rental housing and can support pricing power, but rent-to-income levels in the area also suggest affordability pressure, making renewal management and staggered increases important for retention.
Within a 3-mile radius, demographic data show a modest population decline over the last five years alongside a small dip in households, with projections indicating an increase in household counts even as population trends are flat to down. For multifamily investors, that combination can translate to a larger tenant base through household segmentation and turnover, supporting occupancy, while warranting conservative lease-up and renewal assumptions.
Neighborhood-level crime metrics are not available in this data release for Orange Cove. Investors typically benchmark property performance against city and county trends and emphasize on-site measures (lighting, access control, and resident engagement) to support leasing stability. If comparable Fresno metro neighborhoods show improving trends, that context can help frame expectations, but underwriting should rely on verified, current sources.
Regional industrial employers provide a broad workforce draw that supports renter demand and commuting patterns for Orange Cove, notably in paper products and food processing. The nearby anchors below can help underpin tenant stability through diversified hourly and salaried roles.
- International Paper 4 d paper & packaging (23.5 miles)
- Con Agra Foods 4 d food processing (42.8 miles)
Built in 2006 with 81 units, the property is newer than the neighborhood s average vintage, giving it a competitive edge versus older Fresno County stock while still offering mid-life value-add opportunities (common areas, finishes, and systems modernization). The surrounding neighborhood shows elevated renter concentration and occupancy near national norms, which, based on CRE market data from WDSuite, supports a stable tenant base for workforce-oriented multifamily.
Ownership costs relative to income are high for the area, reinforcing reliance on rental housing and aiding pricing power, but rent-to-income levels signal affordability pressure that warrants disciplined renewal and expense management. Demographic data aggregated within a 3-mile radius indicate recent population softness with projections for more households, suggesting demand can be sustained through household formation dynamics even if growth is not broad-based.
- 2006 vintage vs. older local stock supports competitive positioning and moderate capex-driven value-add.
- High renter-occupied share indicates a deeper tenant pool and potential leasing stability.
- High ownership costs relative to income bolster rental reliance and pricing resilience.
- 3-mile data point to more households over time, supporting occupancy despite flat-to-down population.
- Risks: amenity-light location and rent-to-income pressure require careful underwriting and retention strategy.