| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 56th | Poor |
| Demographics | 17th | Poor |
| Amenities | 45th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2745 Wright St, Selma, CA, 93662, US |
| Region / Metro | Selma |
| Year of Construction | 1979 |
| Units | 24 |
| Transaction Date | 2025-09-10 |
| Transaction Price | $1,524,000 |
| Buyer | NUEVA SIERRA VISTA CORPORATION |
| Seller | OAKBRIDGE |
2745 Wright St, Selma CA Multifamily Investment
Neighborhood occupancy and renter demand appear resilient for workforce housing in Selma, according to WDSuite s CRE market data. Steady renter concentrations and a high-cost ownership landscape relative to incomes support durable leasing fundamentals.
The property s 1979 vintage is newer than the neighborhood s older housing stock (average construction year 1955), suggesting competitive positioning versus legacy assets while still warranting targeted systems updates typical of late-1970s buildings. At the neighborhood level, occupancy is stable and close to national norms, supporting predictability for cash flows; these are neighborhood metrics, not property performance.
Livability signals are mixed but serviceable for workforce renters. Dining density ranks competitive among Fresno metro neighborhoods (restaurant density rank 27 of 246; top national decile), with parks and childcare also comparatively strong. However, limited grocery and pharmacy presence nearby points to convenience trade-offs that may influence tenant retention strategies. School ratings trend below national averages, a consideration for targeting household segments.
Tenure patterns indicate a meaningful renter base: renter-occupied housing units account for 55.8% in the neighborhood, reinforcing depth of demand for multifamily and supporting leasing velocity. Median contract rents in the neighborhood sit near the mid-range nationally, while the value-to-income profile (national percentile ~72) reflects a higher-cost ownership market that tends to sustain rental demand and pricing power without overreliance on top-end incomes.
Within a 3-mile radius, demographics show modest population growth and a clearer increase in households over the past five years, expanding the tenant pool. Forecasts point to continued growth in households with smaller average household sizes by 2028, which typically supports absorption of smaller units and can stabilize occupancy. These trends, based on CRE market data from WDSuite, position the area for steady renter pool expansion rather than outsized volatility.
Safety indicators are comparatively favorable versus metro peers and trend constructive nationally. The neighborhood ranks safer than many areas in the Fresno metro (63 out of 246), and national percentiles suggest stronger relative safety conditions in recent measures, especially for violent offenses (top decile nationally). These are area-level trends, not block-specific assessments.
Recent dynamics are mixed: violent offense estimates show a year-over-year improvement, while property offenses have seen a near-term uptick. Investors should underwrite with current insurance, lighting, access control, and resident-experience measures in mind, while recognizing the broader trajectory remains competitive among Fresno neighborhoods.
Regional employment anchors within commuting range help support workforce renter demand, led by food processing and packaging. Proximity to these employers can aid leasing stability for value-oriented apartment product.
- Con Agra Foods food processing (26.4 miles)
- International Paper packaging & paper products (30.8 miles)
This 24-unit asset offers exposure to a renter-heavy Selma neighborhood where occupancy levels are comparable to national benchmarks and ownership costs skew higher relative to incomes, reinforcing sustained reliance on rental housing. The 1979 construction vintage is newer than much of the local stock, giving the property a competitive edge versus older assets while leaving room for targeted value-add through systems modernization and common-area enhancements.
Within a 3-mile radius, steady population trends and a faster rise in households indicate a gradually expanding tenant base and support for smaller-unit absorption. According to CRE market data from WDSuite, neighborhood dining, parks, and childcare access rank well within the metro, offset by thinner grocery/pharmacy options and below-average school ratings factors to consider in leasing strategy and amenity programming.
- Renter-occupied share above metro median supports depth of tenant demand and leasing stability.
- 1979 vintage is newer than neighborhood average, enabling competitive positioning with value-add upside.
- Household growth within 3 miles expands the renter pool and supports occupancy durability.
- Dining, parks, and childcare rank competitively in metro context, aiding renter appeal.
- Risks: limited grocery/pharmacy convenience and recent property offense uptick warrant underwriting attention.