| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 63rd | Good |
| Demographics | 29th | Fair |
| Amenities | 47th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2651 Whitson St, Selma, CA, 93662, US |
| Region / Metro | Selma |
| Year of Construction | 2005 |
| Units | 53 |
| Transaction Date | 2003-03-26 |
| Transaction Price | $640,000 |
| Buyer | CENTRAL VALLEY HOLDINGS 1 LP |
| Seller | SELMA HOUSING INVESTORS LP |
2651 Whitson St Selma CA Multifamily Investment
2005 vintage, 53 units, positioned in a neighborhood with strong renter demand signals and high occupancy stability, according to WDSuite s CRE market data. Newer construction versus older local stock supports competitive positioning while keeping capital plans focused and targeted.
Located in Selma s Inner Suburb of the Fresno metro, the neighborhood is rated B+ and ranks 85 out of 246 placing it competitive among Fresno, CA neighborhoods. Neighborhood occupancy is strong and sits in the top quartile nationally; this refers to the neighborhood s occupied housing and not the property, and it supports stable leasing fundamentals for multifamily owners.
Access to daily needs is solid for a suburban location: grocery, restaurant, park, and pharmacy availability score above metro medians (grocery and restaurants are competitive locally), though caf e9s and childcare options are limited. For investors, that mix aligns with workforce housing dynamics where proximity to essentials and steady neighborhood activity can aid retention.
The area s housing stock skews older, with an average construction year well before 2000, making a 2005 asset relatively newer and more competitive versus many nearby properties. That positioning can reduce near-term systems exposure while still leaving room for targeted value-add to modernize finishes or amenities.
Within a 3-mile radius, demographics indicate a broad working-age base and a meaningful share of renter-occupied housing units, supporting a deeper tenant pool and occupancy stability. Household counts have been increasing and are projected to continue growing through 2028, which points to a larger renter base over time. Home values in the neighborhood are higher relative to local incomes than many areas nationally, which reinforces reliance on rental options and can support pricing power with prudent lease management based on commercial real estate analysis.
Schools rate below national medians, which may temper appeal for some family renters; however, nearby parks and everyday retail access help offset some of that exposure. Rent-to-income indicators suggest manageable affordability pressure at the neighborhood level, implying room for disciplined rent optimization while monitoring renewal risk.
Comparable, neighborhood-level crime metrics are limited for this location, so investors should lean on on-the-ground diligence and multiple public sources when underwriting safety. Where reliable metro and neighborhood trend data are available, we favor comparative framing (neighborhood vs. metro) rather than block-level takeaways to avoid overprecision.
As with many inner-suburban Fresno locations, safety can vary by corridor and time of day. Standard practices such as reviewing recent police reports, touring at different hours, and checking property-level incident history are recommended to calibrate security measures and operating budgets.
Regional industrial and logistics employers provide a broad employment base that supports workforce renter demand and commuting patterns from Selma, including food processing and paper/packaging operations noted below.
- Con Agra Foods food processing (26.0 miles)
- International Paper paper & packaging (31.1 miles)
This 53-unit, 2005-built asset stands out against an older neighborhood vintage, offering relative competitiveness and a path to targeted upgrades rather than full-system overhauls. Neighborhood occupancy sits in the higher tier both locally and nationally, which supports lease-up confidence and renewal stability. Ownership costs in the area are elevated relative to incomes by national standards, sustaining renter reliance on multifamily housing and aiding pricing power when balanced with retention strategy.
Within a 3-mile radius, a sizable working-age population and a meaningful renter-occupied share expand the tenant base today and are projected to grow through 2028, supporting ongoing demand. According to CRE market data from WDSuite, essential retail and services are competitive locally, while schools and certain amenities (caf e9s/childcare) trail regional leaders considerations to reflect in underwriting and resident experience planning.
- Newer 2005 vintage versus older neighborhood stock supports competitiveness with focused, value-add upside.
- Neighborhood occupancy performance is strong, reinforcing lease-up and renewal stability (neighborhood metric, not property-specific).
- Elevated ownership costs locally sustain renter demand and help underpin pricing power with prudent lease management.
- 3-mile demographics point to a broad working-age base and growing household counts, supporting a larger renter pool over time.
- Risks: below-median school ratings and limited caf e9/childcare options; plan for resident experience and marketing accordingly.