| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Best |
| Demographics | 8th | Poor |
| Amenities | 39th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 22150 California Ave, San Joaquin, CA, 93660, US |
| Region / Metro | San Joaquin |
| Year of Construction | 1995 |
| Units | 42 |
| Transaction Date | 2025-08-21 |
| Transaction Price | $3,222,500 |
| Buyer | SJ3 INVESTMENT GROUP LP |
| Seller | SAN JOAQUIN ENTERPRISES III |
22150 California Ave San Joaquin 42-Unit Multifamily
Stabilized renter demand and a high renter-occupied share in the surrounding neighborhood support occupancy resilience, according to WDSuite’s CRE market data. Positioning near daily-needs retail favors steady leasing over lifestyle-driven traffic.
The property sits in an Inner Suburb pocket of Fresno County with a C+ neighborhood rating and a neighborhood rank of 146 out of 246, indicating mid-pack performance within the metro. Multifamily fundamentals are a relative strength: the neighborhood s occupancy is competitive among Fresno neighborhoods (ranked 73 of 246) and in the top quartile nationally, a backdrop that typically supports stable collections and lower turnover risk.
Renter demand is reinforced by a high concentration of renter-occupied housing (around six in ten units at the neighborhood level), which points to a deep tenant base for mid-scale assets. Daily needs are convenient: grocery and childcare density rank near the top of the metro, while parks, pharmacies, and cafes are sparse. For investors, this mix generally supports dependable, needs-based trips but may limit lifestyle premium potential.
The building was constructed in 1995, newer than the neighborhood s average construction year (late 1980s). That positioning can be competitively advantageous versus older stock, though investors should plan for modernization of aging systems as part of long-term capital strategy.
Within a 3-mile radius, recent population trends show contraction over the last five years alongside rising household counts in the forward outlook, with forecasts indicating more, smaller households by 2028. This points to renter pool expansion that can support occupancy stability as additional households seek rental options. Elevated value-to-income levels locally suggest a high-cost ownership market in context, which tends to sustain reliance on rental housing and can aid lease retention.
Comparable public-safety data for this neighborhood are limited in the current dataset, so block-level claims are not warranted. Investors should benchmark this location against broader Fresno metro trends and property-level security practices to assess tenant retention and operating risk over time.
Nearby employment is anchored by food processing, providing blue-collar and supervisory roles that align with workforce housing demand and commute convenience for renters.
- Con Agra Foods food processing (8.3 miles)
This 1995-vintage, 42-unit asset benefits from a neighborhood with competitive occupancy within the Fresno metro and top-quartile standing nationally, supporting consistent leasing. A high renter-occupied share at the neighborhood level indicates depth in the tenant base, while grocery and childcare access favor day-to-day convenience that stabilizes demand. According to CRE market data from WDSuite, neighborhood occupancy ranks above the metro median, reinforcing the long-term case for cash flow durability.
Forward-looking 3-mile demographics point to growth in household counts with smaller average household sizes, implying more renters entering the market and supporting occupancy stability. Elevated ownership costs relative to local incomes favor sustained rental reliance. Investors should budget for system updates typical for late-1990s construction and monitor school quality and limited park/cafe supply when underwriting retention and rent growth.
- Competitive neighborhood occupancy vs. metro and top-quartile nationally supports steady collections
- High renter-occupied share indicates a deep tenant base for a 42-unit asset
- Daily-needs retail (groceries/childcare) nearby favors retention and reduces leasing volatility
- 3-mile outlook shows more, smaller households supporting renter pool expansion and occupancy stability
- Risks: limited parks/cafes and low school ratings may cap premium potential; 1995 systems warrant phased capex