| 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 | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
13121 E Young Ave Parlier Multifamily Investment
Renter-occupied housing is prevalent in the surrounding neighborhood, supporting steady tenant demand, according to WDSuite’s CRE market data. Occupancy has held relatively stable at the neighborhood level, pointing to durable baseline leasing even through cycles.
This inner-suburban pocket of Parlier offers workforce-oriented housing dynamics that matter to multifamily investors. Neighborhood occupancy is in the low-90s and, on a national basis, sits modestly above the median, while the share of renter-occupied units in the neighborhood is high. These conditions indicate a sizable tenant base and potential for stable lease-up and retention, based on commercial real estate analysis from WDSuite.
Livability is utilitarian rather than amenity-dense: grocery access is reasonable for a small city, but cafes, parks, and pharmacies are sparse within the neighborhood. Investors should underwrite heavier reliance on in-unit features and on-site services to drive retention, as nearby third-place amenities are limited compared with higher-amenity Fresno submarkets.
Within a 3-mile radius, recent trends show a slight population dip alongside relatively stable family counts; forward projections indicate growth in population and a notable increase in households over the next five years. For multifamily, that translates to a potentially larger tenant base and support for occupancy stability as more households enter the renter pool.
Home values in the neighborhood are lower than many California metros, and rent-to-income levels are manageable by national standards. For investors, this suggests balanced pricing power: rental housing remains the more accessible option for many households, yet ownership alternatives may still compete at the margin, warranting disciplined renewal and leasing strategies.
Comparable Fresno-area neighborhoods can show wide variation in reported crime, but specific neighborhood-level crime metrics for this location were not available in WDSuite at the time of analysis. Investors typically rely on a combination of city reports, third-party datasets, and property-level measures (lighting, access controls, and management practices) to benchmark safety and inform underwriting assumptions.
Regional manufacturing and food processing provide a steady employment base that supports renter demand through blue-collar and logistics roles. Nearby employers include International Paper and Con Agra Foods, which help underpin commuting convenience for residents.
- International Paper — paper & packaging (29.9 miles)
- Con Agra Foods — food processing (30.1 miles)
Built in 1987, the 81-unit asset is slightly newer than the neighborhood’s average vintage, offering relative competitiveness versus older stock and potential value-add through targeted modernization of interiors and systems. At the neighborhood level, occupancy has been resilient and the renter-occupied share is high, indicating depth of demand for workforce housing. Within a 3-mile radius, projections point to population growth and an increase in households, supporting a larger tenant base and helping sustain leasing velocity.
Rents in the area remain moderate compared with many California markets, and rent-to-income levels imply manageable affordability pressure. That supports retention while leaving room for disciplined, operations-led rent growth. According to CRE market data from WDSuite, amenity density is limited locally, so properties that deliver strong on-site features and efficient management can differentiate without relying on the immediate retail mix.
- Slightly newer 1987 vintage offers competitive positioning with clear modernization/value-add levers
- Neighborhood-level occupancy and high renter-occupied share support demand stability and leasing
- 3-mile outlook shows growth in population and households, expanding the tenant base
- Moderate rent levels and manageable rent-to-income support retention with disciplined pricing
- Risks: limited nearby amenities, small-city economic cyclicality, and the need to confirm safety with additional data