| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Fair |
| Demographics | 19th | Poor |
| Amenities | 14th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 731 I St, Orange Cove, CA, 93646, US |
| Region / Metro | Orange Cove |
| Year of Construction | 1984 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
731 I St Orange Cove Multifamily Investment
This 20-unit property benefits from strong renter concentration at 59.1% of housing units within a 3-mile radius, indicating sustained rental demand in the Orange Cove market according to WDSuite's CRE market data.
Orange Cove presents a suburban rental market with consistent fundamentals for multifamily investors. The neighborhood ranks 83rd among 246 Fresno metro neighborhoods for renter-occupied housing concentration, placing it in the top third regionally. With 59.1% of housing units within a 3-mile radius occupied by renters, the area demonstrates a substantial tenant base that supports occupancy stability.
Demographics within the 3-mile radius show household income growth of 30.5% over five years, with projections indicating continued income expansion of 80.7% through 2028. The current median household income of $34,043 positions the area as an affordable rental market, while home values averaging $197,328 maintain accessibility for potential homebuyers. The rent-to-income ratio of 0.35 suggests manageable affordability for tenants, supporting lease retention.
The property's 1984 construction year aligns closely with the neighborhood average of 1983, indicating consistent building stock that may present value-add renovation opportunities. Neighborhood-level occupancy stands at 92.2%, reflecting stable rental demand, though this represents a modest decline from previous years. Limited amenity density, with minimal retail and dining options per square mile, positions this as a residential-focused investment relying primarily on housing fundamentals rather than lifestyle amenities.
Crime data for this Orange Cove neighborhood is not currently available through standard reporting channels, which is common in smaller suburban markets. Investors should conduct independent due diligence on local safety conditions through direct property visits and consultation with local law enforcement agencies to assess any security considerations that may impact tenant retention or property management requirements.
The Orange Cove area has limited major corporate presence within close proximity, with the nearest anchor employers located in the broader Central Valley region.
- International Paper — manufacturing (23.1 miles)
- Con Agra Foods — food processing (43.4 miles)
This Orange Cove multifamily property offers exposure to a stable suburban rental market with strong renter concentration and improving household income trends. The 59.1% renter-occupied housing share within a 3-mile radius provides a substantial tenant base, while projected household income growth of 80.7% through 2028 suggests strengthening tenant purchasing power. The property's 1984 vintage presents potential value-add opportunities through strategic renovations and unit improvements.
According to CRE market data from WDSuite, the neighborhood maintains 92.2% occupancy rates, indicating consistent rental demand despite limited amenity density. The manageable rent-to-income ratio of 0.35 supports tenant affordability and lease retention, while accessible home values create a balanced ownership-rental dynamic that sustains multifamily demand without excessive competition from homebuying options.
- Strong renter concentration at 59.1% of housing units supports sustained rental demand
- Projected household income growth of 80.7% through 2028 indicates improving tenant purchasing power
- 1984 construction year offers value-add renovation opportunities for property enhancement
- Neighborhood occupancy at 92.2% demonstrates stable rental market fundamentals
- Limited major employment centers within close proximity may impact tenant commute patterns and retention