| 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 | 2006-02-08 |
| Transaction Price | $455,000 |
| Buyer | AMCAL VILLA ESCONDIDO FUND LP |
| Seller | THE REDEVELOPMENT AGENCY OF THE CITY OF |
1555 Tangerine Dr, Orange Cove CA — 2007 Multifamily
Neighborhood occupancy is steady and renter concentration is just over half of units, according to WDSuite’s CRE market data, pointing to a durable tenant base for an 81-unit asset in Fresno County.
Orange Cove sits within the Fresno, CA metro and trends as a suburban, workforce-oriented pocket with generally modest amenity density. Neighborhood amenities track in the lower tiers nationally (amenities score around the 14th percentile), while grocery access is closer to the national midpoint, supporting day-to-day livability. Average school ratings are near the national middle as well, which can aid longer-tenured residents and family renters.
For investors, the multifamily read is straightforward: neighborhood occupancy runs slightly above the national median, and the share of housing units that are renter-occupied is competitive among Fresno neighborhoods (ranked in the better 40% of 246), indicating a meaningful renter pool and potential leasing stability. Median asking rents in the area are lower than many California metros, which can support retention, though lease management should account for income-sensitive demand.
The property’s 2007 vintage is newer than the neighborhood’s average construction year (1983), suggesting a relative competitive edge versus older local stock and potential for reduced near-term capital needs, while still leaving room for targeted modernization to drive performance.
Demographics aggregated within a 3-mile radius show recent population softening alongside a modest reduction in average household size. Forward-looking data indicate households may grow even as population trends remain mixed, implying more, smaller households — a pattern that can expand the renter base and support occupancy if product and pricing are aligned.
Home values in this neighborhood sit at lower absolute levels for California but remain elevated relative to local incomes (value-to-income ratio near the top decile nationally). That high-cost ownership backdrop tends to reinforce reliance on rental housing, supporting depth of demand for well-managed multifamily communities.
Detailed neighborhood crime statistics were not available in WDSuite for this location at the time of analysis. Investors typically benchmark submarket and neighborhood-level safety trends against Fresno metro indicators and owner-reported incidents over time to evaluate tenant retention and operating risk.
Given the data gap, prudent underwriting would incorporate verified third-party crime data, historical incident reports, and on-the-ground observations to compare this area’s trendline to nearby Fresno County neighborhoods.
Regional employment is anchored by industrial and food-processing employers reachable by car, which can support workforce renter demand and lease retention for properties catering to commuting households. Nearby examples include International Paper and Con Agra Foods.
- International Paper — packaging & paper (22.9 miles)
- Con Agra Foods — food processing (42.6 miles)
1555 Tangerine Dr offers an investor-friendly blend of durable demand drivers and relative product competitiveness. The neighborhood shows occupancy slightly above the national median with a renter-occupied share a little over half of units, supporting a stable tenant base. The 2007 construction is newer than much of the local housing stock, which can reduce near-term capital expenditures while creating room for targeted value-add to enhance finishes and amenities. According to CRE market data from WDSuite, ownership remains costly relative to local incomes, a condition that typically sustains reliance on rental housing and can underpin pricing power when managed carefully.
Demographic data within a 3-mile radius indicate recent population softening but shrinking household sizes and a projected increase in the number of households, suggesting a larger pool of renting households over time. Neighborhood rents are comparatively modest for California, aiding retention, though a rent-to-income ratio near 0.35 highlights affordability pressure that warrants disciplined lease management and amenity positioning.
- Newer 2007 vintage versus area averages supports competitive positioning and moderated near-term CapEx
- Neighborhood occupancy near the national median with meaningful renter concentration supports leasing stability
- High ownership costs relative to income reinforce renter reliance, aiding depth of demand
- 3-mile trends point to more, smaller households over time — a tailwind for renter pool expansion
- Risk: Limited amenity density and income sensitivity (rent-to-income ~0.35) require careful pricing and retention strategy