| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 66th | Good |
| Demographics | 13th | Poor |
| Amenities | 36th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 805 Avila Ave, Parlier, CA, 93648, US |
| Region / Metro | Parlier |
| Year of Construction | 2012 |
| Units | 33 |
| Transaction Date | 2011-11-30 |
| Transaction Price | $330,000 |
| Buyer | PARLIER AVILA ASSOCIATES |
| Seller | PACIFIC WEST COMMUNITIES INC |
805 Avila Ave Parlier Multifamily Investment Opportunity
Newer 2012 construction in a workforce corridor with neighborhood occupancy in the mid-90s, according to WDSuite’s CRE market data, supporting stable leasing for a 33-unit asset.
Located in Parlier within Fresno County’s inner suburbs, the property sits in a neighborhood rated C+ where occupancy is strong and renter demand is supported by a sizable renter-occupied housing base. Within a 3-mile radius, more than half of housing units are renter-occupied, indicating depth in the tenant pool and reinforcing multifamily absorption potential.
The area skews toward workforce housing dynamics: median rents are moderate for the region and the neighborhood’s rent-to-income levels suggest manageable affordability pressure, which can aid retention and reduce turnover risk. Home values are comparatively accessible for California, which can introduce some competition from ownership options; however, this typically sustains steady demand for well-managed rentals at attainable price points.
Amenity access is mixed. Park access scores competitively versus national peers, while retail conveniences such as cafes, groceries, and pharmacies are thinner locally, pointing to a quieter residential setting rather than a retail-heavy corridor. Average school ratings trail broader benchmarks, an important consideration for family-oriented leasing, though this can also keep price positioning attractive relative to nearby submarkets.
Demographics within a 3-mile radius show recent softness in population counts but projections indicate population growth and an increase in households through 2028, which would expand the local renter pool and support occupancy stability. The neighborhood’s average construction year trends older than this property’s 2012 vintage, positioning the asset competitively against older stock while still allowing for targeted upgrades to elevate rents.
Safety indicators compare favorably at the national level. Neighborhood metrics fall above the national average, with violent offense measures in the top quartile nationally and property offense measures performing even stronger. This positions the area as comparatively safer than many neighborhoods nationwide, a constructive factor for tenant retention and leasing.
Recent trends are mixed: year-over-year property offenses have eased, while violent offense measures have risen. Investors should underwrite with conservative assumptions, focusing on active property management and lighting/security best practices, while recognizing that the broader safety profile remains comparatively strong versus national norms based on WDSuite’s data.
Regional employment is anchored by industrial and food-processing employers that draw a stable workforce. Nearby firms include International Paper and Con Agra Foods, supporting renter demand through commute convenience for shift-based and logistics roles.
- International Paper — packaging and paper (29.2 miles)
- Con Agra Foods — food processing (31.2 miles)
Built in 2012 with 33 units and larger average floor plans, the asset offers a competitive profile versus the area’s older housing stock. Neighborhood occupancy has remained elevated, and within a 3-mile radius renter-occupied housing is substantial, indicating depth in the tenant base. According to CRE market data from WDSuite, rents sit at attainable levels relative to incomes, which can support lease retention while leaving room for measured renovation-driven revenue gains.
The property’s newer vintage can reduce near-term capital needs compared to older competitors while enabling targeted modernization to capture premiums. Forward-looking demographics within a 3-mile radius point to population growth and an increase in households, implying a larger renter pool over the next few years. Investors should also consider local amenity limitations and school ratings, which may influence positioning and marketing strategy.
- 2012 construction offers relative competitiveness versus older neighborhood stock and may limit near-term capex.
- Elevated neighborhood occupancy and a sizable 3-mile renter base support leasing stability.
- Attainable rent levels relative to incomes provide retention support and value-add headroom.
- Forecast increases in local households suggest a growing renter pool and sustained demand.
- Risks: thinner retail amenities, below-average school ratings, and recent volatility in violent incident trends warrant conservative underwriting.