| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Fair |
| Demographics | 19th | Poor |
| Amenities | 14th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1550 South Ave, Orange Cove, CA, 93646, US |
| Region / Metro | Orange Cove |
| Year of Construction | 2001 |
| Units | 81 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1550 South Ave Orange Cove Multifamily Investment
This 81-unit property built in 2001 serves a stable rental market where 59% of housing units are renter-occupied. Neighborhood occupancy holds at 92.2% according to CRE market data from WDSuite.
Orange Cove represents a suburban neighborhood ranking 199th among 246 metro neighborhoods with a C overall rating. The area maintains steady rental demand fundamentals with 52.2% of housing units renter-occupied, placing it in the 90th national percentile for rental tenure share. Neighborhood occupancy sits at 92.2%, demonstrating consistent absorption despite modest population decline of 15% over five years.
Demographics within a 3-mile radius show a household median income of $34,501 with significant growth projected through 2028. Forecasts indicate median household income rising 81% to $62,594, while renter households are expected to increase substantially. This income growth trajectory supports rental demand stability and potential pricing power over the investment horizon.
The property's 2001 construction year aligns closely with the neighborhood average of 1983, indicating consistent building stock without immediate capital expenditure pressures. Current median contract rent of $765 reflects affordable housing positioning, with 21.5% rent growth over five years. Limited amenity density includes modest grocery access but minimal cafes, childcare, and recreational facilities, typical for this suburban market tier.
Home values averaging $197,328 with 36% five-year appreciation create moderate ownership competition. However, elevated rent-to-income ratios and the area's 94th national percentile value-to-income ratio suggest ownership barriers that sustain rental demand, particularly as household incomes rise and housing costs remain relatively contained.
Safety data for this Orange Cove neighborhood is not available in current market reports. Investors should conduct independent due diligence on local crime trends and security considerations as part of their comprehensive property evaluation process.
The broader Fresno County employment base includes regional corporate operations that provide workforce stability for area rental housing.
- International Paper — manufacturing and paper products (23.2 miles)
- Con Agra Foods — food processing and consumer goods (42.7 miles)
This Orange Cove property offers exposure to a stable suburban rental market with strong tenure fundamentals and improving income demographics. The 92.2% neighborhood occupancy rate demonstrates consistent demand absorption, while the area's 90th national percentile for rental housing share indicates deep renter preference. Projected household income growth of 81% through 2028 supports rental demand sustainability and potential rent growth as the local economy strengthens.
The 2001 construction vintage provides modern building systems without immediate capital needs, while current rent levels offer affordability positioning in a market where ownership costs create natural rental demand support. However, investors should monitor the area's limited amenity base and modest demographic profile, which may constrain premium rent achievement relative to higher-amenity submarkets.
- Strong rental tenure fundamentals with 52.2% renter-occupied housing units
- Neighborhood occupancy at 92.2% demonstrates consistent demand absorption
- Projected 81% household income growth supports rental demand through 2028
- 2001 construction provides modern systems without immediate capital pressures
- Limited amenity density may constrain rent premiums relative to higher-service submarkets