| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 50th | Poor |
| Demographics | 17th | Poor |
| Amenities | 16th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 21424 S Marks Ave, Riverdale, CA, 93656, US |
| Region / Metro | Riverdale |
| Year of Construction | 1988 |
| Units | 42 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
21424 S Marks Ave Riverdale 42-Unit Multifamily
Investor focus centers on workforce renter demand and manageable rent-to-income dynamics for small-scale multifamily, based on WDSuite’s commercial real estate analysis.
Riverdale sits within Fresno County’s suburban fringe, offering a quieter setting with basic services and limited retail density. Amenity access trends below national norms (few cafes, parks, and pharmacies), which places more weight on in-unit features, parking, and property management responsiveness to sustain leasing velocity.
Neighborhood occupancy is below the national mid-range, and leasing performance varies by operator quality and value positioning, according to WDSuite’s CRE market data. Within a 3-mile radius, roughly half of housing units are renter-occupied, indicating a meaningful tenant base for a 42-unit asset while still facing some competition from ownership options.
Ownership costs are moderate in the national context, which tempers pricing power but can support steady renter retention when rent-to-income remains manageable. School ratings track below national averages, so marketing that emphasizes property-level convenience, on-site services, and commute considerations may be more effective than school district positioning.
Demographics aggregated within a 3-mile radius show recent population and household contraction, but WDSuite’s data also points to a forward-looking rebound in households and incomes, which would enlarge the renter pool and support occupancy stability if realized. Operators should plan unit turns and amenities to capture workforce households as growth materializes.
Compared with neighborhoods nationwide, the area scores in the top quartile for overall safety, and it ranks competitive among Fresno neighborhoods (32 out of 246). Violent offenses are relatively low on a national basis and have improved year over year, while property crime indicators have risen recently. Investors should interpret this as generally favorable relative positioning with some short-term volatility to monitor rather than a definitive block-level assessment.
Proximity to food processing and packaging employers supports a stable workforce renter base and commute convenience for shift workers who prioritize predictable access over amenity-rich locations. The nearby employers listed below reflect the dominant industrial/packaging nodes that can underpin leasing and retention.
- Con Agra Foods — food processing (14.8 miles)
- International Paper — paper & packaging (38.7 miles)
Built in 1988, the property is newer than much of the surrounding housing stock, which skews older. That positioning can be competitive against legacy assets, while still offering value-add potential through targeted system updates and modernization of interiors and common areas. According to CRE market data from WDSuite, neighborhood occupancy trends sit below national mid-range, but rent-to-income levels are manageable, supporting lease retention for a well-operated, workforce-oriented asset.
Within a 3-mile radius, renter concentration is roughly half of occupied units, indicating adequate depth for a 42-unit community. While recent population and household counts have contracted, WDSuite’s forward-looking data suggests potential growth in households and incomes that could expand the renter pool and support occupancy stability. Key execution items include careful marketing to workforce tenants, disciplined expense control, and selective upgrades to differentiate from older comparables.
- 1988 vintage offers competitive positioning versus older stock with targeted value-add upside
- Workforce renter base and manageable rent-to-income support retention and steady cash flow
- Renter-occupied share near half within 3 miles provides adequate tenant depth for 42 units
- Forward-looking household and income growth may expand the renter pool, per WDSuite
- Risks: amenity-light location, below-average school ratings, and recent property crime volatility