| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 53rd | Poor |
| Demographics | 14th | Poor |
| Amenities | 29th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 640 S Zediker Ave, Parlier, CA, 93648, US |
| Region / Metro | Parlier |
| Year of Construction | 1980 |
| Units | 40 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
640 S Zediker Ave Parlier Multifamily Investment
Neighborhood data indicates a modest renter-occupied share and below-median occupancy, suggesting hands-on leasing can add value while tapping stable workforce demand, according to WDSuite’s CRE market data.
Livability is suburban with limited nearby services: grocery, parks, and pharmacies are sparse at the neighborhood scale, while cafes are comparatively more available (above the national median). Amenities overall trend below national norms (around the 29th percentile), which can weigh on walkable appeal but also supports value-oriented positioning.
The neighborhood’s average construction year skews older (circa 1950), and this property’s 1980 vintage is newer than the local norm, which can reduce near-term capital surprises while still leaving room for targeted modernization to improve competitive positioning versus older stock.
Renter concentration within the neighborhood is moderate, and 3-mile demographics indicate roughly half of housing units are renter-occupied with projections pointing to a rising renter share by 2028. These 3-mile statistics also show recent population growth with further gains expected, plus a meaningful increase in households — factors that typically support a larger tenant base and occupancy stability for multifamily assets.
On pricing and demand signals, neighborhood median contract rents remain relatively accessible and have grown over the last five years, while median home values sit higher relative to local incomes (a high value-to-income ratio). In practice, a higher-cost ownership market can reinforce reliance on multifamily housing and aid lease retention, provided rent-to-income levels (around the neighborhood’s 0.19) are managed to limit affordability pressure.
Operationally, the neighborhood’s occupancy level is below metro norms and below the national median, implying leasing and management execution are important to drive performance. Overall neighborhood standing sits below the metro median among 246 Fresno-area neighborhoods, but demand fundamentals within a 3-mile radius and the property’s relative vintage create a workable value-add and cash-flow improvement narrative, based on CRE market data from WDSuite.
Neighborhood-level safety metrics are not available from WDSuite for this area. Investors typically benchmark incident trends against city or county sources and evaluate property-specific controls (lighting, access, and visibility) to gauge tenant retention risk. Use consistent, comparative references across Fresno metro neighborhoods to keep assessments uniform over time.
The employment base within commuting range features manufacturing and food processing operations that can support workforce renter demand and lease stability, particularly for value-oriented units. Nearby corporate offices include International Paper and Con Agra Foods.
- International Paper — packaging & manufacturing offices (28.4 miles)
- Con Agra Foods — food processing offices (31.9 miles)
This 40-unit, 1980-vintage asset is newer than the neighborhood’s older housing base, offering a platform for targeted renovations to drive rents and reduce near-term capital uncertainty versus pre-1970 stock. Within a 3-mile radius, population and household counts have been rising and are projected to continue growing, with an expanding renter pool that supports tenant demand and occupancy stability. According to commercial real estate analysis from WDSuite, ownership costs are elevated relative to incomes locally, which tends to sustain renter reliance even as neighborhood rents remain comparatively accessible.
At the neighborhood level, occupancy trails metro norms, highlighting the importance of active leasing and management to capture demand from nearby employment and the broader 3-mile market. Limited walkable amenities and lower school ratings point to a value-oriented positioning rather than top-of-market finishes, but this can align with workforce housing demand and support steady absorption.
- 1980 vintage offers value-add potential versus older neighborhood stock
- Growing 3-mile renter pool supports occupancy stability and leasing velocity
- Elevated ownership costs locally reinforce multifamily demand and retention
- Neighborhood rents remain relatively accessible, aiding pricing power with upgrades
- Risks: below-metro occupancy, limited amenities, and lower school ratings require focused operations