| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 52nd | Poor |
| Demographics | 10th | Poor |
| Amenities | 19th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13340 E Manning Ave, Parlier, CA, 93648, US |
| Region / Metro | Parlier |
| Year of Construction | 1986 |
| Units | 22 |
| Transaction Date | 2014-11-07 |
| Transaction Price | $1,600,000 |
| Buyer | SAROAY APARTMENTS LLC |
| Seller | MOUNTAIN QUAIL PROPERTIES LLC |
13340 E Manning Ave Parlier 22-Unit Multifamily
Neighborhood occupancy trends sit modestly above the national midpoint, supporting stable renter demand, according to WDSuite’s CRE market data. With a majority renter-occupied housing base nearby, the asset benefits from a consistent tenant pool.
Located in Parlier within Fresno County’s inner suburbs, the property sits in a neighborhood where renter-occupied housing represents a clear majority of units. Based on CRE market data from WDSuite, the neighborhood’s renter concentration ranks 44 out of 246 Fresno metro neighborhoods — top quartile in the metro and well above national norms — which supports demand depth and leasing stability for multifamily.
Neighborhood occupancy trends are above the national midpoint, a constructive signal for cash flow durability relative to many markets. Median rents in the area remain moderate compared with incomes, which can aid lease retention and reduce turnover risk.
Amenity density is limited overall (below the metro median and low nationally), though grocery access scores slightly above national averages. Fewer nearby parks, pharmacies, childcare, and cafes suggest greater auto reliance — a consideration for positioning — but day-to-day essentials are reachable. Average school ratings are not available in the dataset and should be underwritten separately.
Construction vintage skews older locally, while this asset was built in 1986. Being newer than the neighborhood average (1979) can help competitive positioning versus aging stock, though systems and interiors may still warrant targeted capital plans to capture value-add upside. Within a 3-mile radius, demographics indicate recent softness but point to projected population growth and an increase in households by 2028, implying a larger tenant base and supporting occupancy over the medium term.
Comparable neighborhood crime statistics are not available in the current WDSuite dataset for this location. Investors typically benchmark property performance against Fresno metro and citywide trends when those series are accessible, and supplement with third-party datasets and management observations to assess tenant experience and operating risk.
Regional employment is anchored by industrial and food-processing employers within commuting range, which supports workforce housing demand and lease retention for properties serving value-oriented renters. The list below reflects notable employers by proximity.
- International Paper — packaging manufacturing offices (29.5 miles)
- Con Agra Foods — food processing offices (30.2 miles)
This 22-unit 1986-vintage asset offers exposure to a renter-heavy Fresno County submarket with neighborhood occupancy trending above the national midpoint. The property’s slightly newer vintage than local averages can provide a competitive edge versus older stock, while targeted renovations can unlock operational upside. According to CRE market data from WDSuite, rent levels relative to incomes are moderate, supporting tenant retention and measured pricing power.
Within a 3-mile radius, projections indicate population growth and an increase in households by 2028, pointing to renter pool expansion that can support occupancy stability. Amenity density is thinner than many metros, but grocery access is adequate and the workforce employment base in the region underpins steady demand for value-oriented multifamily.
- Renter-heavy neighborhood supports demand depth and leasing stability
- 1986 vintage offers competitive positioning versus older local stock with value-add potential
- Moderate rent-to-income dynamics aid retention and steady cash flow
- Forecast growth within 3 miles points to a larger tenant base over the medium term
- Risks: thinner amenity density and longer commutes to job centers may affect positioning