| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Fair |
| Demographics | 12th | Poor |
| Amenities | 43rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 8500 Bella Vista Ave, Parlier, CA, 93648, US |
| Region / Metro | Parlier |
| Year of Construction | 2008 |
| Units | 47 |
| Transaction Date | 2003-05-24 |
| Transaction Price | $125,000 |
| Buyer | PBV PARTNERS |
| Seller | BUSTOS JUAN P |
8500 Bella Vista Ave Parlier Multifamily Investment
2008-built, 47-unit asset positioned for steady renter demand in an inner-suburban Fresno County location, with neighborhood occupancy measured at the neighborhood level, according to WDSuite’s CRE market data.
Located in Parlier within the Fresno, CA metro, the neighborhood carries a B- rating and ranks 145 out of 246 metro neighborhoods, signaling mixed but serviceable fundamentals for workforce housing. Neighborhood occupancy is 92.6% (neighborhood metric), suggesting a relatively stable leasing backdrop for comparable multifamily assets.
Everyday amenities skew practical: grocery access and restaurants test in the low-80s national percentiles, and childcare density sits in the low-90s percentile, which supports family-oriented renter appeal. By contrast, parks, pharmacies, and cafes are sparse (bottom national percentiles), so on-site community features and convenient in-unit services can be a differentiator for retention.
The property’s 2008 vintage outpaces the neighborhood’s older 1974 average construction year, giving it a relative competitive edge versus legacy stock. Investors should still plan for mid-life building systems and common-area refreshes typical for assets of this era, but the vintage positions the property well against older comparables.
Tenure patterns indicate depth for rentals: about 54% of housing units in the neighborhood are renter-occupied, pointing to a broad tenant base and consistent leasing activity. Within a 3-mile radius, the renter share is projected to increase further over the next five years alongside a notable rise in households, which implies a larger tenant pool and support for occupancy stability. Median contract rents in the 3-mile radius are also projected to rise, reinforcing revenue potential while keeping an eye on affordability and renewal strategies.
Income and ownership context is balanced. Neighborhood home values sit near national mid-range levels, and the value-to-income profile suggests ownership is more accessible than in high-cost coastal markets, which can create some competition with renting. However, the neighborhood rent-to-income ratio is measured at 0.18, indicating manageable rent loads that can aid lease retention and measured pricing power for landlords conducting multifamily property research.
School ratings in the neighborhood test in low national percentiles, which may temper appeal for some family renters; investors can offset this through property-level programming and emphasizing proximity to childcare resources that are comparatively abundant.
Neighborhood safety indicators compare favorably at the national level. Crime performance sits around the 71st percentile nationally, placing the area above the U.S. average for safety. Within the metro, ranks are relative to 246 neighborhoods; national percentiles provide the clearer comparison for investors screening markets across regions.
Trend signals are mixed but constructive: violent incidents track in the low-risk range nationally (around the 90th+ percentile for safety) with a year-over-year improvement, while property crime shows higher variability with a recent uptick versus last year. For underwriting, this suggests prudent security line items and lighting/camera upgrades, but not an outlier risk profile compared with similar inner-suburban Fresno locations.
Regional employment anchors in manufacturing and food processing support workforce housing demand and commuting patterns for renters. The list below highlights nearby employers relevant to the area’s tenant base.
- International Paper — manufacturing (29.4 miles)
- Con Agra Foods — food processing (30.7 miles)
This 47-unit, 2008-built asset benefits from a renter-oriented neighborhood where occupancy is measured at 92.6% at the neighborhood level and the renter-occupied share is above half, supporting a durable tenant base. The property’s newer vintage versus the neighborhood average (1974) enhances competitiveness against older stock, while investors should plan for mid-life system updates typical for the vintage. According to CRE market data from WDSuite, local amenities skew toward daily needs (grocery, restaurants, childcare) that sustain leasing, even as parks and cafes are limited—making on-site features and management execution meaningful for retention.
Within a 3-mile radius, households are projected to increase and the renter share to rise, expanding the tenant pool and supporting occupancy stability. Neighborhood rent-to-income conditions appear manageable, which can aid renewals and measured rent growth, while mid-range home values suggest some ownership competition that should be addressed through value, service quality, and unit finish positioning.
- Renter demand supported by majority renter-occupied housing and neighborhood-level occupancy stability
- 2008 vintage competitive versus older neighborhood stock with moderate mid-life capex planning
- Daily-needs amenity access (grocery, restaurants, childcare) underpins leasing and renewal potential
- 3-mile outlook points to household and renter pool expansion, supporting occupancy and pricing discipline
- Risk: limited parks/cafes and variable property crime warrant thoughtful security, amenity, and community programming