| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 61st | Fair |
| Demographics | 24th | Fair |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1449 E Springfield Ave, Reedley, CA, 93654, US |
| Region / Metro | Reedley |
| Year of Construction | 1987 |
| Units | 40 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1449 E Springfield Ave, Reedley CA Multifamily Investment
Neighborhood occupancy remains steady and renter-occupied housing is substantial, supporting stable leasing fundamentals according to WDSuite’s CRE market data.
Located in Reedley’s inner-suburban fabric of the Fresno metro, the area scores competitively on daily-life amenities. Amenities rank 13 out of 246 Fresno neighborhoods (competitive among Fresno neighborhoods) and amenity access trends in the top quartile nationally, with strong showings for groceries, pharmacies, parks, and cafes. Average school ratings also post above-national results, with the neighborhood’s school metric ranked 35 of 246 and near the 73rd national percentile — a positive signal for family-oriented renter demand.
The neighborhood’s rental market shows healthy utilization: the neighborhood occupancy rate is reported at 93.3% (above the national median), and about 48.5% of housing units are renter-occupied — indicating a sizable tenant base and supporting depth for multifamily leasing. Median contract rents in the neighborhood sit around the national midpoint while five-year growth has been positive, which supports continued interest from value-seeking renters.
Vintage positioning is a relative strength. With the average neighborhood construction year at 1958 (ranked 215 of 246), a 1987 asset offers a newer profile than much of the local stock, which can improve competitiveness versus older properties while still leaving room for targeted modernization of systems and finishes for value-add upside.
Demographic indicators aggregated within a 3-mile radius suggest mixed but investable demand fundamentals. Recent population change has been modest, yet forecasts call for population and household growth through 2028, implying a larger renter pool and support for occupancy stability. Income distributions are widening, and home values in the neighborhood are elevated relative to incomes (value-to-income ratio near the 92nd national percentile), which tends to sustain reliance on rental housing and can aid lease retention for well-managed assets.
Safety signals are mixed and should be evaluated in context. Within the Fresno metro, the neighborhood’s crime rank is 48 out of 246, indicating higher incident levels relative to many metro peers, while national benchmarking places the broader area above the U.S. median (around the 67th percentile). Recent trends diverge by category: estimated property offenses show a sharp year-over-year decline (improvement ranks around the 93rd national percentile), whereas violent-offense figures show volatility with an unfavorable one-year change. Investors should underwrite security measures and management practices accordingly and compare against submarket norms over multiple years.
Regional employment is supported by manufacturing and food processing, offering workforce housing demand within commutable distances for renters. The employers below illustrate nearby demand drivers relevant to lease-up and retention.
- International Paper — paper & packaging (24.7 miles)
- Con Agra Foods — food processing (36.6 miles)
This 40-unit, 1987-vintage asset sits in a neighborhood with competitive amenity access, above-median occupancy at the neighborhood level, and a renter base near half of local housing units — signals that support day-one leasing stability with potential to capture steady demand. The property’s vintage is newer than much of the area’s 1950s-era stock, positioning it well versus older comparables while leaving scope for targeted renovations to enhance rentability.
According to CRE market data from WDSuite, the neighborhood’s home values are elevated relative to local incomes, which can reinforce reliance on rental housing and help sustain retention for well-managed properties. Demographic views aggregated within a 3-mile radius point to projected growth in population and households through 2028, implying a larger tenant base and support for occupancy stability. Key risks to underwrite include safety variability relative to metro peers and income sensitivity when planning rent increases.
- Neighborhood occupancy is above the U.S. median, supporting stable leasing at the submarket level.
- 1987 construction is newer than much of the local stock, with value-add potential via targeted modernization.
- Elevated ownership costs relative to incomes support renter reliance and retention for quality units.
- 3-mile forecasts indicate population and household growth by 2028, expanding the renter pool.
- Risk: mixed safety signals and income sensitivity warrant conservative rent and capex planning.