| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Good |
| Demographics | 20th | Poor |
| Amenities | 80th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2415 5th St, Sanger, CA, 93657, US |
| Region / Metro | Sanger |
| Year of Construction | 1986 |
| Units | 64 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2415 5th St Sanger 64-Unit Multifamily Opportunity
Stabilized neighborhood fundamentals and strong everyday amenities suggest durable renter demand, according to WDSuite’s CRE market data. The asset’s submarket positioning points to steady leasing with room for selective upgrades.
The property sits in an Inner Suburb pocket of the Fresno, CA metro that is rated A- and ranks 45th among 246 metro neighborhoods — a position that places it in the top quartile locally. Neighborhood occupancy is reported at 94.7% (neighborhood-level, not property-level), signaling a stable backdrop for sustaining leases and limiting downtime.
Amenity access is a clear strength: grocery, restaurant, and park density all score in the high national percentiles, offering day-to-day convenience that supports retention. Café availability also outperforms most areas. Childcare options are comparatively limited nearby, which investors should note for family-oriented renter segments.
Within a 3-mile radius, demographics point to a growing tenant base: population has expanded in recent years and households are projected to rise meaningfully by 2028, indicating renter pool expansion and support for occupancy stability. Median household income has trended higher in the radius, aligning with sustained ability to pay market rents. These dynamics, based on CRE market data from WDSuite, underpin consistent absorption for workforce-oriented multifamily.
Ownership costs in this neighborhood are elevated relative to incomes (high value-to-income ratio; neighborhood-level), which tends to reinforce reliance on rental housing and can support pricing power. At the same time, the neighborhood rent-to-income ratio near 30% suggests some affordability pressure; prudent lease management and amenity differentiation can help maintain retention.
Vintage context matters: the asset was built in 1986, newer than the neighborhood’s average construction year (1965). That positioning can be competitively favorable versus older stock, though investors should still plan for modernization of aging systems and selective value-add to meet current renter expectations.
Safety metrics are mixed and should be reviewed as part of underwriting. Neighborhood crime ranks 95th out of 246 Fresno metro neighborhoods, which is competitive among Fresno neighborhoods, and overall safety sits modestly above the national median by percentile. Property-related offenses benchmark in the top quartile nationally, while violent offense levels trend above the national median but not among the highest tiers.
Recent year-over-year data indicate a notable uptick in violent offense rates at the neighborhood level; investors should assess trend direction, on-the-ground prevention measures, and property-level controls. As always, compare multiple time frames and sources when forming a view on operating risk.
Regional employers within commuting range help support renter demand and retention, particularly among workforce households. Notable nearby corporate offices include Con Agra Foods and International Paper.
- Con Agra Foods — food processing (31.3 miles)
- International Paper — packaging & paper (35.5 miles)
This 64-unit, 1986-vintage asset benefits from a neighborhood backdrop with top-quartile local ranking, high amenity density, and neighborhood occupancy near the mid-90s — factors that generally support leasing stability. Within a 3-mile radius, recent population gains and a projected increase in households by 2028 point to a larger tenant base, while elevated ownership costs in the neighborhood reinforce multifamily’s role for households that remain renters. According to CRE market data from WDSuite, rent-to-income around 30% at the neighborhood level warrants attentive lease management but does not preclude measured rent growth where value-add upgrades improve livability.
Relative to older housing stock (average neighborhood vintage 1965), a 1986 build can compete on systems and layouts, yet investors should plan for targeted modernization to sustain pricing power. Amenity-rich surroundings enhance retention, though limited childcare options and mixed safety trends are underwriting considerations.
- Stable neighborhood context with occupancy near mid-90s supporting leasing continuity
- High grocery, park, and restaurant density aids retention and renter appeal
- 1986 vintage offers competitive edge versus older stock with value-add potential
- Elevated ownership costs bolster rental demand; manage rent-to-income to sustain renewals
- Risks: mixed safety trends year-over-year and limited childcare options call for proactive operations