| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 56th | Poor |
| Demographics | 17th | Poor |
| Amenities | 45th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2824 Willow St, Selma, CA, 93662, US |
| Region / Metro | Selma |
| Year of Construction | 1988 |
| Units | 57 |
| Transaction Date | 2018-09-06 |
| Transaction Price | $3,670,000 |
| Buyer | CHAVERO PROPERTIES LLC |
| Seller | JURADO JOEL TOLENTINO |
2824 Willow St, Selma CA Multifamily Investment
Neighborhood occupancy is about 92% with a renter-occupied share that supports steady leasing, according to WDSuite’s CRE market data, and our commercial real estate analysis points to durable renter demand in this inner-suburban Fresno location.
Selma’s inner-suburban setting offers day-to-day convenience and renter appeal. Dining density is a relative strength: restaurants and cafes rank competitively among 246 Fresno metro neighborhoods, with national placement in the low-90th percentiles for restaurants and around the 90th percentile for cafes. Park access also tracks in a high national percentile, while grocery and pharmacy options within the immediate neighborhood are limited, suggesting residents may rely on nearby areas for weekly needs.
The property’s 1988 construction is newer than the neighborhood average vintage (1955 across the area’s housing stock), which can be an advantage versus older rentals while still leaving room for targeted modernization to enhance competitiveness and support capital planning.
On tenure, the neighborhood shows a renter-occupied share around the mid-50% range. For investors, this indicates depth in the tenant base and supports ongoing multifamily demand, particularly for well-maintained product with functional unit layouts.
Within a 3-mile radius, demographics show a stable population with a rising household count and a projected increase through 2028, implying smaller average household sizes and a gradual expansion of the renter pool. Median home values are elevated relative to local incomes (a stronger-than-average national value-to-income standing), which tends to sustain reliance on rental housing. Rent-to-income levels are manageable by regional standards, supporting retention and reducing turnover risk for professionally managed communities.
Safety indicators benchmark favorably at the national level: violent offenses place in a high national percentile and property offenses also track on the stronger side. Within the Fresno metro, the neighborhood ranks 63rd out of 246 neighborhoods, signaling varied performance across local submarkets. One-year estimates show an uptick in property offenses, so routine security measures and lighting could help maintain leasing stability while benefiting residents.
Regional employment is anchored by food processing and packaging, with access to large employers that help support workforce housing demand and commute convenience for renters.
- Con Agra Foods — food processing (26.3 miles)
- International Paper — packaging & paper products (30.9 miles)
Built in 1988 with 57 units averaging generous square footage, the asset is newer than the surrounding housing stock and well positioned for selective renovations to enhance durability and rentability. Neighborhood occupancy sits in the low-90s and is broadly in line with national norms; according to CRE market data from WDSuite, the area’s renter concentration and steady household growth support a stable tenant base.
Within a 3-mile radius, households have increased and are projected to grow through 2028, while average household size trends lower — dynamics that typically expand the renter pool and support occupancy stability. Elevated ownership costs relative to incomes bolster reliance on rentals, while rent-to-income levels remain manageable, aiding retention and consistent cash flow management.
- Newer 1988 vintage vs. area average, with value-add modernization potential
- Neighborhood occupancy in the low-90s supports leasing stability
- 3-mile household growth and smaller household sizes expand the renter pool
- Elevated ownership costs reinforce rental demand; rent-to-income remains manageable
- Risks: limited nearby grocery/pharmacy options and a recent uptick in property offenses