| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Fair |
| Demographics | 12th | Poor |
| Amenities | 43rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 13850 Tuolumne St, Parlier, CA, 93648, US |
| Region / Metro | Parlier |
| Year of Construction | 2004 |
| Units | 81 |
| Transaction Date | 2003-10-09 |
| Transaction Price | $495,000 |
| Buyer | TUOLUMNE VILLAGE APARTMENTS LP |
| Seller | BALAKIAN VIRGINIA |
13850 Tuolumne St, Parlier Multifamily Opportunity
Neighborhood data shows renter concentration and steady occupancy, supporting income stability for a well-positioned 81-unit asset, according to WDSuite’s CRE market data. With 2004 construction competing against older local stock, the property can appeal to tenants seeking newer finishes while maintaining pragmatic operating costs.
The property’s 2004 vintage stands newer than the neighborhood’s typical 1970s era stock, which can support leasing velocity and retention versus older comparables while still requiring selective modernization over a long hold. Median neighborhood contract rents sit near the national middle, helping sustain a broad renter pool rather than pushing into the highest price tiers.
Livability signals are mixed. Grocery and restaurant density track in the upper national percentiles, while cafes, parks, and pharmacies are limited within the immediate neighborhood. Childcare availability is comparatively strong. Average school ratings land in lower national percentiles; investors should underwrite marketing and amenity strategies that resonate with working households rather than relying on school-driven demand.
Multifamily demand indicators are constructive. The neighborhood’s renter-occupied share is high, indicating a sizable tenant base for renewals and new leases. Occupancy is reported above the national median, which, based on CRE market data from WDSuite, points to stable absorption and manageable vacancy risk in comparable stock.
Within a 3-mile radius, recent data shows modest population softness but rising household incomes and a forecasted increase in households by the next five years, expanding the renter pool and supporting rent growth management. Home values and the value-to-income relationship are slightly above national midpoints, suggesting ownership carries meaningful costs in this market context, which can reinforce reliance on multifamily rentals and support pricing power without overextending affordability.
Safety trends should be assessed comparatively and over time. Neighborhood safety measures rank below the Fresno metro median, signaling investors should budget for practical security measures and community engagement. Nationally, however, the area trends above the median for overall safety, and violent-offense indicators track in the top decile, reflecting comparatively favorable conditions versus many U.S. neighborhoods.
Year-over-year patterns are mixed: violent incidents are trending down significantly, while property-related incidents show a recent uptick. For underwriting, this argues for balanced assumptions—standard loss-prevention protocols, lighting and access control, and vendor coordination—rather than outsized contingencies.
Regional industrial and food-processing employers provide a diversified employment base within commuting distance, which can support workforce housing demand and lease retention. Notable nearby employers include International Paper and Con Agra Foods.
- International Paper — packaging and paper (29.2 miles)
- Con Agra Foods — food processing (30.8 miles)
This 81-unit asset benefits from 2004 construction in a neighborhood dominated by older inventory, offering relative competitiveness for tenants seeking newer layouts and systems. The surrounding neighborhood reports above-median occupancy and a high share of renter-occupied housing units, supporting income durability and a deep leasing funnel. Within a 3-mile radius, forecasts point to an increase in households and a larger renter pool by the next five years, which can support steady absorption and rent optimization over time.
Operating fundamentals skew toward attainable rents near national midpoints, which broadens demand and can help manage turnover. According to CRE market data from WDSuite, local amenities tilt toward daily needs and dining, while schools rate below national averages—suggesting emphasis on convenience, security, and unit quality over school-driven premiums. Key risks include mixed safety signals at the metro-comparative level and signs of recent property-related incident increases; prudent security investments and active management can mitigate these exposures.
- 2004 vintage outpositions older neighborhood stock, supporting leasing and competitive positioning
- High renter-occupied share and above-median occupancy indicate depth of tenant demand
- Attainable rent context widens the prospect base and supports retention strategies
- 3-mile outlook suggests household growth and renter pool expansion, aiding absorption
- Risk: Below-metro-average safety ranking and recent property-incident uptick warrant security planning