| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 61st | Fair |
| Demographics | 20th | Poor |
| Amenities | 43rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2488 10th St, Sanger, CA, 93657, US |
| Region / Metro | Sanger |
| Year of Construction | 1985 |
| Units | 29 |
| Transaction Date | 2003-04-14 |
| Transaction Price | $1,385,000 |
| Buyer | DAVID H HUSSAIN REVOCABLE TRUST |
| Seller | REGENCY PARK APARTMENTS LLC |
2488 10th St Sanger — 29-Unit Multifamily Investment
Neighborhood occupancy trends and a solid renter concentration suggest a reliable tenant base, according to WDSuite’s CRE market data. Positioning in Sanger near Fresno supports steady renter demand for workforce-oriented housing.
Sanger’s Inner Suburb setting offers day-to-day convenience anchored by parks and family services, with parks accessibility competitive in the Fresno metro (ranked against 246 neighborhoods) and strong childcare density. Restaurant options are comparatively robust, while cafes, grocery, and pharmacies are thinner locally—factors to consider for resident convenience and leasing narratives.
Construction in the neighborhood skews older on average (measured against 246 Fresno neighborhoods), and this property’s 1985 vintage is newer than much of the surrounding stock. For investors, that can translate into relative competitiveness versus older comparables, though budgeting for modernization of systems and common areas may still be prudent.
Neighborhood occupancy is in the mid range nationally and near the metro median, which supports underwriting for stable operations rather than aggressive lease-up assumptions. The share of housing units that are renter-occupied is elevated for the area, indicating depth in the tenant pool and potential for consistent leasing velocity and retention.
Within a 3-mile radius, demographics show recent population growth and an increase in households, with forecasts pointing to further gains by 2028—expanding the renter pool and supporting occupancy stability. Home values sit in a higher-cost ownership context relative to local incomes, which tends to sustain reliance on multifamily rentals. At the same time, rent-to-income levels indicate comparatively more accessible monthly rents, aiding retention but suggesting measured expectations for near-term pricing power.
School ratings in the neighborhood track near national mid-range (benchmarked nationally), which can be suitable for family renters but may not be a primary leasing driver. Overall, the location’s livability and demographic tailwinds are competitive among Fresno-area neighborhoods without relying on premium urban amenities.
Safety indicators for this neighborhood sit around the Fresno metro median when ranked among 246 neighborhoods, based on WDSuite data. In national context, several measures land in the stronger half, indicating comparative resilience versus many U.S. neighborhoods, while still warranting typical operational precautions such as lighting, access control, and resident engagement.
Investors should underwrite to neighborhood-level trends rather than block-level assumptions and monitor recent-year fluctuations. Positioning security measures in line with comparable Fresno assets can support leasing and resident retention without materially impacting operating costs.
Regional employment anchors within commuting range include food processing and paper/packaging operations that contribute to stable workforce housing demand for Sanger and eastern Fresno County.
- Con Agra Foods — packaged foods (31.1 miles)
- International Paper — paper & packaging (35.2 miles)
This 29-unit asset offers family-friendly layouts (average unit sizes are generous for the segment) and a 1985 vintage that is newer than much of the surrounding housing stock—useful for competitive positioning against older comparables while still leaving room for targeted upgrades. Neighborhood occupancy sits near the metro median and in the mid range nationally, supporting stable operations with prudent leasing assumptions.
Within a 3-mile radius, recent population growth and rising household counts point to renter pool expansion, reinforcing demand durability. Elevated ownership costs relative to incomes sustain reliance on rentals, while comparatively accessible rent-to-income levels can aid retention. According to CRE market data from WDSuite, these conditions align with steady tenant demand in Sanger’s Inner Suburb context, though amenities are more distributed and should be addressed through property-level services and marketing.
- Newer 1985 vintage versus neighborhood average supports competitive positioning with selective value-add potential
- Neighborhood occupancy near metro median underpins stable cash flow assumptions
- 3-mile population and household growth expand the tenant base and support leasing
- Elevated ownership costs reinforce renter reliance; accessible rent-to-income helps retention
- Risks: thinner nearby amenities, metro-median safety profile, and measured pricing power require disciplined operations