| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Fair |
| Demographics | 12th | Poor |
| Amenities | 43rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1105 Tulare St, Parlier, CA, 93648, US |
| Region / Metro | Parlier |
| Year of Construction | 1994 |
| Units | 41 |
| Transaction Date | 2015-12-01 |
| Transaction Price | $1,574,000 |
| Buyer | PARLIER GARDEN PRESERVATION LP |
| Seller | PARLIER GARDEN APTS |
1105 Tulare St, Parlier CA Multifamily Investment
Neighborhood occupancy trends and a solid renter base point to steady leasing fundamentals, according to WDSuite’s CRE market data. Positioning focuses on durable workforce demand in an inner-suburban Fresno County location.
Located in Parlier’s Inner Suburb setting within the Fresno, CA metro, the neighborhood carries a B- rating and shows above metro median performance overall (ranked 145 among 246 metro neighborhoods). For investors, this translates to stable but competitive dynamics rather than a clear outlier, with fundamentals shaped by local employment and service corridors.
Livability is anchored by everyday services: grocery access is competitive among Fresno neighborhoods and restaurants are relatively dense, while parks, pharmacies, and cafes are limited. This mix supports day-to-day convenience for residents but suggests fewer lifestyle amenities, which can influence marketing and retention strategy.
On rents and occupancy, neighborhood occupancy is reported at 92.6% and median contract rents sit near the metro middle, based on CRE market data from WDSuite. The renter concentration is meaningful—about 54% of housing units are renter-occupied—indicating a deep tenant base that supports demand for multifamily product and can aid lease-up consistency.
Demographics aggregated within a 3-mile radius show household counts largely steady recently with a projected increase over the next five years, alongside a modest rise in population. This points to a gradual renter pool expansion that typically supports occupancy stability and measured rent growth. Larger average household sizes locally suggest demand for practical floor plans and value-oriented finishes.
Vintage positioning matters: with a 1994 construction year versus a neighborhood average around the mid-1970s, the asset is newer than much of the surrounding stock. That edge can enhance competitiveness versus older comparables, while still leaving room for targeted modernization or systems updates to reinforce rent positioning.
Relative to Fresno-area peers, the neighborhood’s overall safety signals are competitive, aligning with top quartile performance among 246 metro neighborhoods. Nationally, indicators point to stronger-than-average safety conditions compared with many neighborhoods across the country.
Trend-wise, WDSuite data shows a notable decline in violent offenses year over year, which supports a more stable operating environment. At the same time, property offenses have shown an uptick recently, warranting routine risk management—such as lighting, access control, and resident engagement—to maintain retention and protect NOI.
The employment base is oriented to regional industrial and corporate operations that sustain workforce housing demand; nearby anchors include International Paper and Con Agra Foods, providing commuting access that supports leasing stability.
- International Paper — corporate offices (29.1 miles)
- Con Agra Foods — corporate offices (31.2 miles)
This 41-unit, 1994-vintage community offers a relative age advantage versus much of the surrounding housing stock, which skews older. That positioning supports competitiveness on functionality and systems, with potential to capture incremental yield through selective interior upgrades and common-area improvements. Neighborhood occupancy is steady and renter-occupied housing is prevalent, reinforcing depth of tenant demand and aiding lease continuity, based on CRE market data from WDSuite.
Within a 3-mile radius, projections point to a gradual expansion in households and modest population growth, which typically bolsters the renter pool and supports pricing power over time. Local amenities tilt toward everyday services rather than lifestyle features, suggesting a value-forward strategy that prioritizes dependable operations, retention, and pragmatic capex planning.
- 1994 construction offers a competitive edge over older neighborhood stock, with targeted modernization potential.
- Neighborhood occupancy and renter concentration support demand depth and steady leasing.
- 3-mile household growth outlook suggests gradual renter pool expansion and durable income streams.
- Everyday-service amenities (grocery/restaurants) align with workforce demand and retention strategies.
- Risks: limited parks/pharmacy/cafe options and a recent uptick in property offenses call for proactive operations and security measures.