| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 51st | Poor |
| Demographics | 54th | Best |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 538 S Bethel Ave, Sanger, CA, 93657, US |
| Region / Metro | Sanger |
| Year of Construction | 2004 |
| Units | 74 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
538 S Bethel Ave, Sanger CA Multifamily Investment
Neighborhood occupancy trends sit above national norms and local renter affordability appears supportive of stable leasing, according to WDSuite’s CRE market data.
This suburban Sanger location offers steady renter demand dynamics with neighborhood occupancy trending above the national midpoint, per WDSuite. At the 3-mile level (aggregated), rents have advanced while the rent-to-income ratio remains low, suggesting manageable affordability pressure that can support retention and measured pricing.
The property s 2004 vintage is newer than the neighborhood s average construction year of 1990. For investors, that typically means stronger competitive positioning versus older local stock, while still planning for mid-life system updates and selective renovations to sustain performance.
Within a 3-mile radius, approximately 38.5% of housing units are renter-occupied, indicating a meaningful renter concentration and a broad tenant base for multifamily. Over the past five years, the area has seen population growth alongside rising household incomes, expanding the potential renter pool and supporting occupancy stability.
Area amenities within the immediate neighborhood test lower than many Fresno metro peers, with limited on-block retail and services density. For a suburban workforce renter profile, this typically puts a premium on on-site features and convenient access corridors rather than walkable retail. Average school ratings score in the top quartile nationally, which can support family-oriented renter demand and longer tenancy.
Compared with Fresno metro neighborhoods, the area s NOI per unit ranks in the top quartile locally, signaling competitive property-level operating potential when managed against comparable assets. Home values are elevated for the region, which can reinforce reliance on rental housing and support lease retention for well-operated multifamily communities as part of disciplined commercial real estate analysis.
Public crime metrics specific to this neighborhood are limited in the available dataset. Investors should compare recent city and county trend reports to regional benchmarks to gauge relative safety and trajectory, and factor standard risk mitigants such as lighting, access control, and resident screening into underwriting.
Regional employment is anchored by food processing and packaging, which supports workforce housing demand and commuting patterns relevant to Sanger. Nearby corporate offices include Con Agra Foods and International Paper.
- Con Agra Foods corporate offices (31.8 miles)
- International Paper corporate offices (36.6 miles)
538 S Bethel Ave offers a 2004-vintage, 74-unit profile in a suburban submarket where neighborhood occupancy trends run above national norms and the 3-mile renter pool is sizable. According to CRE market data from WDSuite, renter affordability appears favorable (low rent-to-income levels), which can support retention and measured rent growth when paired with disciplined operations.
Forward-looking demographics within 3 miles point to a larger count of households even with relatively flat population, implying smaller household sizes and a broader leasing universe. Elevated ownership costs for the region sustain reliance on rental housing, while the asset s newer-than-average vintage suggests competitive positioning versus older stock, with room for selective value-add through common-area refreshes and in-unit upgrades as systems approach mid-life.
- 2004 vintage offers competitive positioning versus older neighborhood stock with targeted value-add potential
- Neighborhood occupancy above national midpoint supports stable leasing and cash flow durability
- 3-mile renter concentration and rising household incomes expand the tenant base and pricing headroom
- Elevated ownership costs in the area reinforce multifamily demand and lease retention
- Risk: lower immediate amenity density and mixed near-term population outlook warrant emphasis on on-site features and marketing to commuters