| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Fair |
| Demographics | 12th | Poor |
| Amenities | 43rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 295 S Newmark Ave, Parlier, CA, 93648, US |
| Region / Metro | Parlier |
| Year of Construction | 2010 |
| Units | 41 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
295 S Newmark Ave, Parlier CA Multifamily Investment
Neighborhood occupancy trends in the low-90s and a high share of renter-occupied units suggest stable tenant demand, according to WDSuite’s CRE market data.
The property’s 2010 vintage stands out in an area where the average building year skews older (1970s), which generally supports competitive positioning versus legacy stock while limiting near-term capital exposure to systems typical of pre-1990 assets.
Local livability is mixed but functional for workforce renters. Grocery and dining access score in the top quartile nationally, while cafes, parks, and pharmacies are sparse—an Inner Suburb profile that is competitive among 246 Fresno metro neighborhoods by amenity rank. School ratings trail metro and national norms, which can influence unit mix strategy and leasing narratives but does not preclude steady occupancy in value-driven assets.
For income and affordability, neighborhood rent-to-income levels sit near investor-friendly ranges, and median home values are modest for California. In practice, this supports lease retention and reinforces reliance on multifamily housing, particularly when paired with measured rent growth and prudent lease management.
Demand fundamentals are underpinned by tenure and demographics. The neighborhood shows a high renter concentration (about mid‑50% renter-occupied), deepening the tenant base. Within a 3‑mile radius, recent years show a small population dip alongside a slight increase in households—often a signal of smaller household sizes. Looking forward, households are projected to grow meaningfully by 2028, indicating a larger renter pool and support for occupancy stability, based on CRE market data from WDSuite.
Safety indicators benchmark favorably at the national level: both violent and property offense rates sit in higher national percentiles (safer relative to many U.S. neighborhoods). At the same time, recent data show a notable year‑over‑year rise in property offenses even as violent incidents declined significantly. For investors, this mixed trend suggests monitoring property-level security measures and coordinating with local community resources while recognizing that broader comparisons still screen positively.
Employment access is anchored by regional manufacturing and packaging operators within commuting range, supporting workforce renter demand and lease stability for value-oriented units. The list below reflects nearby employers most relevant to this tenancy profile.
- International Paper — paper & packaging (28.8 miles)
- Con Agra Foods — food processing (31.4 miles)
This 41‑unit asset, built in 2010 with larger‑than‑typical average unit sizes, competes well against older neighborhood stock while keeping near‑term capital plans focused on modernization rather than full system overhauls. Neighborhood occupancy is stable and the renter share is elevated, pointing to a durable tenant base and steady leasing velocity. According to CRE market data from WDSuite, grocery and dining access test well nationally, reinforcing daily‑needs convenience despite limited parks, pharmacies, and cafes.
Investor considerations include measured rent-to-income levels that support retention, a modest home value environment that sustains reliance on rentals, and forward indicators showing household growth within 3 miles—supportive of renter pool expansion. Risks to underwrite include below‑average school ratings, limited lifestyle amenities, and a recent uptick in property offenses, warranting asset‑level security and resident‑experience strategies.
- 2010 vintage and larger unit sizes enhance competitiveness versus older neighborhood stock
- Stable neighborhood occupancy and high renter concentration support demand depth and retention
- Daily‑needs convenience with strong grocery/dining access aids leasing momentum
- Within 3 miles, households are projected to increase, expanding the tenant base
- Risks: limited parks/pharmacies/cafes, below‑average schools, and recent property offense uptick