| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 61st | Fair |
| Demographics | 24th | Fair |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 172 S East Ave, Reedley, CA, 93654, US |
| Region / Metro | Reedley |
| Year of Construction | 1978 |
| Units | 23 |
| Transaction Date | 2025-09-10 |
| Transaction Price | $1,998,000 |
| Buyer | NUEVA SIERRA VISTA CORPORATION |
| Seller | OAKBRIDGE |
172 S East Ave Reedley Multifamily Investment
Neighborhood renter-occupied share is near half of units and occupancy trends sit in the low-90s, supporting demand stability according to WDSuite s CRE market data.
Located in Reedley within the Fresno metro, the neighborhood scores competitively on day-to-day convenience, with amenities density in the top quartile among 246 metro neighborhoods and cafes, groceries, parks, and pharmacies comparing favorably versus national peers. Average school ratings also place in a stronger cohort locally (roughly top quartile among 246), which can aid family-tenant retention.
At the neighborhood level, multifamily occupancy is approximately 93%, indicating generally steady tenant absorption and supporting lease stability. The share of housing units that are renter-occupied is about 48.5% in this neighborhood, signaling a meaningful renter concentration and a reasonably deep tenant base for small and mid-size assets.
The property s 1978 vintage is newer than the neighborhood s average housing stock (1950s era), suggesting relative competitiveness versus older buildings. Investors should still account for aging systems and selective modernization to sustain pricing power and differentiate against similar Class C/B- assets.
Home values in the area are elevated relative to local incomes (high value-to-income ratios), which tends to reinforce reliance on rental options and can support occupancy and lease retention. Neighborhood median contract rents sit in the sub-$1,000 range, positioning assets to appeal to cost-sensitive renters while requiring attentive lease management where rent-to-income ratios point to some affordability pressure.
Demographic statistics aggregated within a 3-mile radius show modest population softness in recent history, but forecasts point to growth in both population and households by the mid-term, implying a larger tenant base and potential demand tailwinds for well-maintained properties.
Safety indicators present a mixed but improving picture. Within the Fresno metro, the neighborhood s crime rank sits closer to higher-crime areas (ranked 48 among 246 metro neighborhoods), yet national benchmarking places the area above average for safety overall, with property-related offenses comparatively low and trending down materially year over year.
More specifically, national percentiles suggest stronger relative safety on property crime (top decile nationally) and a solid standing for violent crime (upper quartiles), while recent volatility in violent categories warrants continued monitoring. For investors, this combination points to a market where perceptions may lag improving trends, but prudent underwriting should reflect submarket variability and property-level security measures.
Regional employment is supported by manufacturing and packaging employers within commuting range, which can bolster renter demand for workforce housing and aid lease retention for well-managed assets.
- International Paper manufacturing & packaging (25.1 miles)
- Con Agra Foods food processing (36.0 miles)
172 S East Ave is a 23-unit, 1978-vintage asset positioned in a neighborhood with roughly low-90s occupancy and near-half renter-occupied housing, supporting a durable tenant base. Amenity access is competitive locally, school quality ranks in a stronger cohort, and home values run high versus incomes, reinforcing sustained reliance on multifamily housing. According to CRE market data from WDSuite, rents in the surrounding neighborhood remain accessible relative to larger California markets, which can aid leasing, though rent-to-income ratios call for attentive renewals and retention strategies.
Relative to older local stock, the 1978 vintage provides a modest competitive edge, with scope for value-add through common-area refreshes, unit upgrades, and systems modernization to drive rent premiums. While recent 3-mile demographic history was soft, projections indicate population and household growth, expanding the renter pool over the next several years and supporting occupancy stability if supply remains measured.
- Neighborhood occupancy near 93% and meaningful renter concentration support stable leasing
- 1978 vintage newer than local average offers value-add and modernization upside
- Amenities and schools rank in stronger local cohorts, aiding retention and appeal
- High ownership costs relative to incomes reinforce rental demand and pricing power
- Risks: submarket crime variability, affordability pressures, and capex needs for aging systems