| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Best |
| Demographics | 8th | Poor |
| Amenities | 39th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 21900 California Ave, San Joaquin, CA, 93660, US |
| Region / Metro | San Joaquin |
| Year of Construction | 1992 |
| Units | 20 |
| Transaction Date | 2025-08-21 |
| Transaction Price | $3,222,500 |
| Buyer | SJ3 INVESTMENT GROUP LP |
| Seller | SAN JOAQUIN ENTERPRISES III |
21900 California Ave, San Joaquin CA Multifamily Investment
Neighborhood occupancy is strong and renter demand is meaningful, according to WDSuite s CRE market data, supporting a stable outlook for a 20-unit asset in Fresno County. Affordability appears manageable for renters relative to incomes, helping lease retention and pricing discipline.
The property sits in an Inner Suburb setting of the Fresno, CA metro with a neighborhood rating of C+. Neighborhood occupancy near 97% is competitive among Fresno neighborhoods (73rd of 246) and lands in the top quartile nationally, signaling steady renter demand and limited turnover risk at the area level rather than the property itself.
Livability is anchored by everyday conveniences: grocery access and childcare density both test well compared with national peers, while cafes, pharmacies, and parks are limited locally. Average school ratings in the neighborhood track below national norms, a consideration for family-oriented renters and lease management strategies.
Tenure patterns favor multifamily demand: the share of renter-occupied housing units in the neighborhood is above the metro median, indicating a deeper tenant base for workforce housing and small-unit product. Within a 3-mile radius, recent demographic data show softer population trends but projections point to population growth and an increase in households alongside smaller average household sizes factors that can expand the renter pool and support occupancy stability over time.
On cost context, neighborhood home values sit in a high-cost ownership environment relative to local incomes (value-to-income ratio ranks in a high national percentile). This tends to sustain reliance on rental housing and can reinforce pricing power, while the neighborhood s rent-to-income dynamics indicate moderate affordability pressure that supports retention.
WDSuite does not provide validated, comparable crime metrics for this specific neighborhood in the current release. Without consistent rank or percentile data against the 246 Fresno metro neighborhoods, investors should rely on additional due diligence to benchmark safety relative to metro and national trends.
Nearby employment is anchored by food processing and related corporate operations, which can underpin workforce renter demand with commute convenience for residents.
- Con Agra Foods food processing corporate offices (8.2 miles)
This 20-unit, 1992-vintage asset benefits from a renter-leaning neighborhood and competitive occupancy at the area level. The vintage is slightly newer than the neighborhood average, offering relative positioning versus older stock while leaving room for targeted modernization to enhance durability and rents. Based on commercial real estate analysis from WDSuite, neighborhood occupancy trends sit above the metro median and in the top quartile nationally, supporting a case for stable leasing fundamentals.
Everyday needs retail tests well locally, and a high-cost ownership backdrop relative to incomes tends to reinforce renter reliance. Demographic data aggregated within a 3-mile radius suggest near-term softness historically but a projected increase in households and a modest rise in population, which can expand the tenant base as household sizes normalize. Key risks include limited lifestyle amenities, below-average school ratings, and small-market variability, which should be reflected in underwriting and capital planning.
- Competitive neighborhood occupancy supports leasing stability
- 1992 vintage provides relative competitiveness with value-add potential
- Renter-occupied housing concentration indicates a deeper tenant base
- High-cost ownership context sustains rental demand and pricing power
- Risks: fewer lifestyle amenities, lower school ratings, and small-market volatility