| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Fair |
| Demographics | 19th | Poor |
| Amenities | 14th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1555 Tangerine Dr, Orange Cove, CA, 93646, US |
| Region / Metro | Orange Cove |
| Year of Construction | 2007 |
| Units | 81 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1555 Tangerine Drive Orange Cove 81-Unit Investment
This 2007-built property serves a renter-heavy market with 60% of neighborhood housing units occupied by renters. According to CRE market data from WDSuite, the area shows stable occupancy at 92% despite regional demographic shifts.
Orange Cove represents a suburban multifamily market with established rental demand fundamentals. Built in 2007, this 81-unit property aligns with the neighborhood's average construction vintage of 1983, positioning it as newer stock that may require less immediate capital investment compared to older area properties. The neighborhood ranks in the top quartile among 246 metro neighborhoods for value-to-income ratios, indicating strong affordability dynamics that support rental housing demand.
Demographic data aggregated within a 3-mile radius shows 8,880 residents with 60% of housing units occupied by renters, creating a substantial tenant base. Current median household income of $34,948 has grown 34% over five years, while contract rents at $709 have increased more moderately at 16%. This income growth outpacing rent increases suggests improving affordability conditions that could support tenant retention and lease renewals.
The neighborhood maintains 92% occupancy rates, performing above the 55th national percentile for occupancy stability. Forward-looking projections indicate household growth of 26% through 2028, with median income expected to reach $61,112 - a 75% increase from current levels. This projected household formation and income growth supports expanding renter demand, though investors should monitor how demographic shifts affect tenant mix and unit absorption over time.
Amenity access remains limited, with the area ranking in the bottom quartile nationally for cafes, childcare, parks, and pharmacy density. However, grocery access ranks above metro median, providing essential tenant services. The constrained amenity environment may limit appeal to certain renter segments but also reflects the suburban character that attracts families seeking affordable housing options in the Central Valley market.
Crime data for this Orange Cove neighborhood is not currently available in regional databases, which is common for smaller Central Valley communities where reporting systems may vary. Without specific neighborhood-level crime statistics, investors should conduct independent due diligence including local law enforcement consultation and site visits to assess security conditions.
The suburban setting and family-oriented demographics within the 3-mile radius - with 37% of residents under 18 and average household sizes of 3.9 people - typically correlate with community-focused environments that prioritize safety. However, given the absence of comparative crime data against other Fresno metro neighborhoods, investors should verify current safety trends through local sources before making investment decisions.
The employment base draws from regional corporate offices that provide workforce stability for area renters, with major employers accessible within reasonable commuting distance.
- International Paper — manufacturing and paper products (22.9 miles)
- Con Agra Foods — food processing and consumer goods (42.5 miles)
This 81-unit property benefits from Orange Cove's established rental market dynamics, where 60% of housing units are renter-occupied and neighborhood occupancy holds steady at 92%. Built in 2007, the property represents newer vintage stock compared to the area's 1983 average construction year, potentially reducing near-term capital expenditure requirements. Multifamily property research indicates projected household growth of 26% through 2028, supported by median income increases from $34,948 to an expected $61,112, creating expanding demand for rental housing in this Central Valley market.
The value-to-income ratio ranking in the top quartile among metro neighborhoods reflects strong affordability fundamentals that support tenant retention. However, limited amenity access and smaller market size require careful tenant mix management and competitive positioning against other regional options. Forward demographic projections show promise, but investors should monitor absorption rates and rental pricing power as household formation materializes.
- Stable 92% neighborhood occupancy with 60% renter-occupied housing units
- 2007 construction provides newer vintage advantage in market with 1983 average
- Projected 26% household growth and 75% income increases through 2028
- Top quartile value-to-income ratios support rental affordability dynamics
- Risk: Limited amenity access may constrain tenant appeal and require active management