| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 52nd | Poor |
| Demographics | 10th | Poor |
| Amenities | 19th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13121 E Young Ave, Parlier, CA, 93648, US |
| Region / Metro | Parlier |
| Year of Construction | 1987 |
| Units | 81 |
| Transaction Date | 2018-07-23 |
| Transaction Price | $5,000,000 |
| Buyer | VISTA DEL MONTE AFFORDABEL HOUSING INC |
| Seller | CESAR CHAVEZ FOUNDATION |
13121 E Young Ave, Parlier CA Multifamily Investment
Neighborhood occupancy trends sit slightly above national norms, supporting stable renter demand for an 81-unit, 1987-vintage asset, according to WDSuite’s CRE market data.
Livability indicators point to a workforce-oriented inner suburb with steady renter demand. Neighborhood occupancy is above the national median, while median contract rents remain modest relative to many California metros, helping support leasing durability and retention for value-focused product.
The area’s renter-occupied share of housing units is elevated, indicating a deeper tenant base for multifamily owners and potential resilience through cycles. Grocery access is competitive within the metro, though broader amenity density ranks below the metro median and trails most neighborhoods nationally, suggesting residents rely on a practical mix of local services and regional draws.
Vintage positioning matters: the property’s 1987 construction is newer than the neighborhood average (1979). That generally offers a competitive edge versus older stock, while still warranting capital planning for aging systems and targeted upgrades to sustain relevance against refreshed product.
Demographics within a 3-mile radius show a recent population dip but a projected increase in households over the next five years, implying a larger tenant base over the medium term. Rising median incomes in the radius and a rent-to-income profile near national norms point to manageable affordability pressure, which can aid lease retention and occupancy stability. Home values are below many high-cost California markets, which may create some competition from ownership options; however, the ownership cost context still supports consistent reliance on rental housing in this part of Fresno County.
Neighborhood-level crime metrics are not available in WDSuite for this location, so investors should benchmark safety using city and county trends and on-site measures (lighting, access control, and resident services) rather than block-level assumptions. Contextual comparisons to nearby Fresno County submarkets and historical trend reviews are prudent when underwriting.
Regional employment is anchored by manufacturing and food processing, providing a stable commuter tenant base. Notable employers within driving distance include International Paper and ConAgra Foods.
- International Paper — paper & packaging (29.9 miles)
- Con Agra Foods — food processing (30.0 miles)
This 81-unit, 1987-built asset in Parlier benefits from a renter-heavy neighborhood and occupancy that trends slightly above national medians, supporting income stability. Rents in the area remain relatively modest, aligning with a workforce tenant base and aiding renewal capture. Within a 3-mile radius, forecasts indicate growth in households, which supports a larger tenant pool and sustained leasing demand even as amenity density lags other metro neighborhoods.
The 1987 vintage is newer than the neighborhood average, offering a competitive position versus older stock while still calling for targeted capital to modernize systems and interiors. Based on commercial real estate analysis from WDSuite, these fundamentals—steady occupancy, deep renter concentration, and projected household growth—frame a value-focused hold with measured upside, balanced by amenity-light surroundings and potential competition from attainable ownership.
- Occupancy trends above national medians support revenue stability and lease retention.
- Renter-occupied share is elevated, indicating depth in the tenant base for multifamily.
- 1987 vintage offers competitive positioning versus older stock with targeted value-add potential.
- Projected household growth within 3 miles expands the renter pool over the medium term.
- Risk: Amenity density is below metro median and ownership costs are relatively accessible, which may temper rent growth and compete with leasing.