| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Good |
| Demographics | 20th | Poor |
| Amenities | 80th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 888 Bethel Ave, Sanger, CA, 93657, US |
| Region / Metro | Sanger |
| Year of Construction | 1978 |
| Units | 72 |
| Transaction Date | 2004-10-28 |
| Transaction Price | $4,320,000 |
| Buyer | AGRUSA ONORATO |
| Seller | GREATER VISION I LL |
888 Bethel Ave, Sanger CA — 72-Unit Multifamily Investment
Neighborhood occupancy remains solid and renter demand is supported by a high-cost ownership market, according to WDSuite’s CRE market data. The area’s amenity density and steady household growth point to stable leasing conditions for well-managed assets.
Located in Sanger’s inner-suburb setting of the Fresno metro, the neighborhood scores A- (ranked 45 out of 246), placing it in the top quartile among metro neighborhoods. Amenity access is a relative strength: parks, groceries, pharmacies, and dining all rank near the top locally, which supports livability and day-to-day convenience for renters and staff.
Occupancy in the neighborhood is 94.7% (neighborhood-level, not property-level), positioned above the national midpoint and supportive of leasing stability. Roughly half of housing units are renter-occupied (49.5% renter concentration), indicating a meaningful tenant base that can help sustain absorption and renewals through typical cycles.
Home values sit above national midpoints while neighborhood rents trend closer to the national middle. This combination, alongside a value-to-income ratio that ranks in the top decile nationally, suggests a high-cost ownership market that reinforces reliance on multifamily housing and can bolster pricing power with prudent lease management. Rent-to-income around 30% signals some affordability pressure to monitor for renewal risk.
Within a 3-mile radius, recent population and household growth, along with rising median incomes, point to gradual renter pool expansion and potential support for future rent moves. The average school rating trends below national norms, which may shape tenant mix and marketing. Overall, the location fundamentals and amenity density compare favorably across the Fresno area and remain constructive for investors conducting commercial real estate analysis.
Safety metrics are mixed when viewed comparatively. Neighborhood crime performance sits modestly better than national averages overall (national percentile mid-50s), with property offense levels comparing favorably to many U.S. neighborhoods (high national percentile indicating relatively safer conditions for property-related incidents). At the same time, recent violent offense trend data shows an uptick year over year, which warrants ongoing monitoring and active coordination with security protocols.
Relative to the Fresno metro, interpret ranks in context: the neighborhood’s position places it competitive among peers in some categories but not uniformly so across all measures. Investors should underwrite to current patterns, emphasize lighting and access controls, and track trajectory over subsequent reporting periods rather than relying on a single-year shift.
Regional employers within commuting distance help diversify the renter base and support retention for workforce-oriented units. The most proximate names include food processing and paper/packaging operations noted below.
- Con Agra Foods — food processing (31.0 miles)
- International Paper — paper & packaging (35.4 miles)
Built in 1978, the 72-unit asset is newer than the neighborhood’s average vintage, offering competitive positioning versus older stock while still presenting selective capital planning needs around aging systems and potential value-add upgrades. Neighborhood fundamentals are constructive: amenity density ranks near the top locally, occupancy at the neighborhood level is healthy, and a high-cost ownership landscape sustains reliance on rentals. According to CRE market data from WDSuite, these dynamics align with steady leasing conditions when paired with disciplined affordability and renewal strategies.
Demand drivers are supported by 3-mile trends showing population and household growth alongside rising incomes, which can expand the tenant base and support occupancy stability. Key items to watch include below-average school ratings and a recent uptick in violent offense trends; both warrant conservative underwriting and operational focus on resident experience and security.
- 1978 vintage offers relative competitiveness with targeted renovation and systems upgrades for value creation
- Neighborhood occupancy near mid-90s (neighborhood-level) supports leasing stability and renewals
- High-cost ownership market reinforces renter demand and can sustain pricing power with prudent lease management
- 3-mile growth in households and incomes expands the tenant base and supports long-term absorption
- Risks: below-average school ratings and recent violent offense trend warrant conservative underwriting and active operations