| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 61st | Fair |
| Demographics | 24th | Fair |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 35 S Haney Ave, Reedley, CA, 93654, US |
| Region / Metro | Reedley |
| Year of Construction | 1990 |
| Units | 51 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
35 S Haney Ave Reedley Multifamily Investment Opportunity
Neighborhood renter demand is supported by a renter-occupied share near half of units and occupancy around 93% for the area, according to WDSuite s CRE market data. Stable day-to-day amenities and schools help underpin leasing fundamentals for a 1990 vintage asset in Reedley.
Reedley s neighborhood cluster around 35 S Haney Ave rates in the top quartile among 246 Fresno metro neighborhoods, signaling solid livability dynamics for a workforce-oriented multifamily offering. The property s 1990 construction is newer than the neighborhood average (1958), which can provide a competitive edge versus older stock while still leaving room for selective modernization as systems age.
Amenity access is a relative strength: cafes and grocery options track in the low- to mid-80s national percentiles, with parks and pharmacies also above average. Schools average roughly 3.5 out of 5 and land in the low-70s percentile nationally, supporting family-oriented renter appeal and lease retention. These are neighborhood-level indicators, not property operations.
Tenure data show a meaningful renter-occupied share (about 48.5%), indicating depth in the local tenant base and supporting demand stability for a 51-unit community. Neighborhood occupancy sits in the low-90% range, which typically aligns with steady leasing and moderate turnover management. Median contract rents are near the national midpoint while rent-to-income readings sit comparatively low, a mix that supports retention yet may require disciplined pricing strategy.
Within a 3-mile radius, current household counts have edged down in recent years while average household size has ticked up; forecasts point to a notable increase in households and population by the next five-year window, implying a larger tenant base and potential renter pool expansion. Rising median and mean household incomes in the same radius reinforce the case for measured rent growth while keeping an eye on affordability and unit mix.
Ownership context matters for rental positioning: neighborhood home values sit around the national mid-range, yet the value-to-income ratio ranks high nationally, characterizing a higher-cost ownership market relative to local incomes. That tends to sustain reliance on multifamily rentals and supports occupancy resilience, even as rent-to-income remains comparatively manageable for residents.
Safety trends should be framed comparatively and at the neighborhood level. Property crime metrics currently benchmark strong versus neighborhoods nationwide (top decile nationally), and recent-year measures show meaningful improvement. Violent offense indicators read better than average nationally as well, though the latest year includes volatility that warrants routine monitoring. These are neighborhood signals, not block-level conditions, and investors typically incorporate them into underwriting via insurance, security planning, and resident retention strategies.
Regional employment is anchored by manufacturing and food processing, supporting workforce housing demand and practical commute times for renters. The nearby base includes International Paper and ConAgra Foods, which contribute to steady tenant pipelines.
- International Paper paper & packaging (24.8 miles)
- Con Agra Foods food processing (36.5 miles)
This 51-unit, 1990-vintage asset in Reedley aligns with a neighborhood that ranks in the top quartile among 246 Fresno metro neighborhoods, combining everyday amenities, above-average schools, and a renter-occupied housing share near half of units. According to CRE market data from WDSuite, neighborhood occupancy hovers in the low-90% range, supporting steady leasing while the ownership landscape characterized by elevated value-to-income ratios tends to reinforce reliance on rental housing. The 1990 construction is newer than much of the surrounding housing stock, which can enhance competitive positioning while still offering value-add angles through selective renovations and building system upgrades.
Demographic data aggregated within a 3-mile radius indicate soft recent household trends but a forward-looking increase in population and households that expands the renter pool. Rent levels near the national midpoint and comparatively moderate rent-to-income readings help support retention, though disciplined revenue management remains important. Safety indicators are broadly favorable at the national comparison level, with recent volatility best handled through standard risk controls and underwriting.
- Neighborhood positioning: top-quartile standing in the Fresno metro with strong day-to-day amenities and schools
- Demand depth: renter-occupied share near half of units and occupancy in the low-90% range support leasing stability
- Competitive vintage: 1990 construction newer than area average, with selective value-add and system upgrades possible
- Forward growth: 3-mile forecasts show increases in households and incomes, expanding the renter pool and pricing headroom
- Key risks: recent-year safety volatility and mixed near-term household trends call for conservative underwriting and active asset management