| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 61st | Fair |
| Demographics | 24th | Fair |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 128 S Haney Ave, Reedley, CA, 93654, US |
| Region / Metro | Reedley |
| Year of Construction | 1974 |
| Units | 38 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
128 S Haney Ave Reedley Multifamily Investment
Stabilized renter demand in an inner-suburban pocket of the Fresno metro supports consistent operations, according to WDSuite s CRE market data. Solid neighborhood occupancy and proximity to daily amenities position this 38-unit, 1974 vintage asset for durable cash flow with measured value-add potential.
Located in Reedley s Inner Suburb within the Fresno, CA metro, the neighborhood scores competitive among Fresno neighborhoods (ranked 55 of 246; A- rating). Amenity access is a local strength: cafes, groceries, pharmacies, and parks all sit in upper national quartiles, helping with day-to-day convenience and leasing appeal.
Neighborhood occupancy is above the national median, supporting income stability relative to many peer submarkets. About half of housing units are renter-occupied, indicating a sizeable tenant base that can underpin leasing velocity and renewal depth for multifamily assets. Median school quality sits above national midpoints, which can aid resident retention for family-oriented product.
The property s 1974 construction is newer than the neighborhood s older housing stock (average year 1958), offering relative competitiveness versus legacy assets while still warranting attention to aging systems and modernization to sustain performance.
Within a 3-mile radius, demographics show recent softness in population and household counts but projections indicate growth ahead alongside an increase in higher-income cohorts. For investors, a prospective rise in households and incomes implies a larger tenant base and potential for rent maturation over the medium term, as suggested by multifamily property research from WDSuite.
Ownership costs in the area are elevated relative to local incomes, which tends to reinforce reliance on rental housing and supports pricing power when managed carefully. Current rent-to-income levels suggest watching affordability pressure and renewal strategies, but the combination of amenity access and renter concentration remains a favorable backdrop for occupancy.
Safety signals are mixed and should be monitored. Compared with 246 Fresno metro neighborhoods, the area s crime rank indicates higher-than-average reported crime locally; however, national comparisons place the neighborhood around the upper middle of safety benchmarks. Year over year, estimated property offenses declined materially, while violent offense rates increased, underscoring the importance of ongoing risk management and resident safety measures.
Investors should evaluate recent, property-level incident histories and engage with local management practices rather than relying on metro-wide indicators alone. Trend direction matters: the sharp improvement in property-related incidents is constructive, but the uptick in violent offenses argues for prudent monitoring and partnership with experienced operators.
The employment base is anchored by regional manufacturing and packaging employers within commuting range, which supports workforce housing demand and leasing stability for Reedley multifamily. The list below highlights nearby corporate offices relevant to the renter pool.
- International Paper paper & packaging (24.8 miles)
- Con Agra Foods food processing offices (36.5 miles)
This 38-unit, 1974 vintage community sits in a Fresno metro neighborhood with above-median occupancy and strong day-to-day amenity access, supporting tenant retention and leasing consistency. The asset s vintage is newer than much of the surrounding stock, offering a competitive edge versus older properties while leaving room for targeted system upgrades and interior refreshes to capture value-add upside.
Demand fundamentals are reinforced by an approximately half renter-occupied housing base locally and a projected increase in households within a 3-mile radius, which can expand the renter pool and support occupancy stability. Elevated ownership costs relative to incomes tend to sustain rental demand, while affordability management remains important for renewals and pricing. According to CRE market data from WDSuite, neighborhood amenity density is in the upper national quartiles, which can further bolster leasing performance.
- Above-median neighborhood occupancy supports income stability and lease retention
- 1974 construction is newer than area average, with value-add and modernization potential
- Amenity-rich location and commuter access aid leasing velocity and tenant satisfaction
- Renter concentration and projected household growth point to a deeper tenant base
- Risks: local safety variability and affordability pressure require active management and prudent underwriting