| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Best |
| Demographics | 28th | Fair |
| Amenities | 61st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 655 N East Ave, Reedley, CA, 93654, US |
| Region / Metro | Reedley |
| Year of Construction | 1980 |
| Units | 34 |
| Transaction Date | 2004-03-22 |
| Transaction Price | $1,825,000 |
| Buyer | OAKWOOD PARTNERS LLC |
| Seller | BISE DOUGLAS L |
655 N East Ave Reedley Multifamily Opportunity
Neighborhood occupancy is among the strongest in the Fresno metro, supporting durable leasing and retention for well-run assets, according to WDSuite’s CRE market data.
The property sits in an Inner Suburb of Reedley that ranks in the top quartile among 246 Fresno metro neighborhoods overall, signaling balanced fundamentals for multifamily. Neighborhood occupancy is reported at the top of the metro, which has historically supported steady rent rolls and fewer downtime gaps between turns at comparable assets.
Daily conveniences are a relative strength: grocery, pharmacy, park, and restaurant access all outpace national averages, while cafe and childcare density are more limited. This mix tends to favor workforce renters who prioritize essentials and open space over boutique retail, which can help sustain day‑to‑day livability and support tenant retention.
Housing metrics are competitive among Fresno neighborhoods, and the share of renter-occupied housing units in the immediate area is near one-half, indicating a meaningful base of multifamily demand rather than a niche pocket. Median home values sit close to national midpoints, but ownership costs relative to incomes skew higher for the region, which generally supports renter reliance on multifamily housing and can aid pricing power and lease-up stability for well-positioned communities.
Within a 3-mile radius, recent data show softer population and household counts in the rear-view, but forward-looking projections point to growth in both by 2028, alongside rising incomes. That combination implies a larger tenant base over time and supports the case for sustained occupancy and measured rent growth for competitive product, based on CRE market data from WDSuite.
Neighborhood safety indicators compare favorably to many U.S. neighborhoods: overall crime sits around the 63rd national percentile, and estimated property offense risk is in a high safety band nationally. Recent trends are mixed, with a reported year-over-year decline in property offenses but an uptick in violent-offense estimates. For investors, this suggests conditions that are better than average in a national context but worth monitoring over the next few leasing cycles.
Within the Fresno metro context (246 neighborhoods), the area performs competitively on safety measures rather than at the very top. Investors typically underwrite with prudent assumptions, emphasizing on-site lighting, access control, and community engagement to sustain resident confidence and retention as conditions evolve.
Regional employment is anchored by nearby corporate offices that broaden the renter pool and support commute-friendly housing options, particularly for workforce renters tied to manufacturing and food processing.
- International Paper — paper & packaging corporate offices (25.4 miles)
- Con Agra Foods — food processing corporate offices (36.0 miles)
This 34‑unit community in Reedley benefits from neighborhood occupancy that leads the Fresno metro, a renter base approaching half of local housing units, and essential-amenity access that outperforms national norms. Together, those dynamics support tenancy depth and leasing stability, according to CRE market data from WDSuite, even as cafe and childcare density remain lighter than in denser urban cores.
Forward-looking demographics within a 3‑mile radius point to growth in population, households, and incomes by 2028, reinforcing a larger tenant base over time. With ownership costs comparatively elevated versus incomes in the area, multifamily remains a practical housing option, which can translate into steadier occupancy and measured pricing power for competitive assets. Key underwriting considerations include average school ratings and mixed recent safety trends, both manageable with conservative assumptions and active property management.
- Neighborhood occupancy leads the Fresno metro, supporting stable leasing
- Renter concentration near one-half indicates depth of tenant demand
- Strong access to groceries, pharmacies, parks, and restaurants aids retention
- 3‑mile forecasts show population and household growth, expanding the renter pool
- Risks: average school ratings and mixed safety trends warrant prudent assumptions