| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Best |
| Demographics | 34th | Good |
| Amenities | 30th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3670 McCall Ave, Selma, CA, 93662, US |
| Region / Metro | Selma |
| Year of Construction | 1977 |
| Units | 56 |
| Transaction Date | 2015-07-24 |
| Transaction Price | $2,650,000 |
| Buyer | TREACY PATRICK J |
| Seller | ENGLAND GORDON G |
3670 McCall Ave, Selma CA Multifamily Investment
High neighborhood occupancy and steady renter demand in Selma point to durable cash flow potential, according to WDSuite’s CRE market data.
This suburban Fresno County location scores a B neighborhood rating and shows strong renter fundamentals. Neighborhood occupancy is high and has improved over the past five years, placing performance competitive among Fresno’s 246 neighborhoods and in the upper tiers nationally. Within a 3-mile radius, renter-occupied housing is in the mid-40% range, indicating a meaningful tenant base that can support leasing stability for a 56-unit asset.
Construction vintage around the late 1970s is typical for the area (the property was built in 1977 versus a neighborhood average near 1979). For investors, this suggests planning for ongoing capital projects and potential value-add renovations to keep units competitive against both newer deliveries and refreshed peer assets.
Local amenity depth is mixed. Cafes rank competitive among Fresno neighborhoods (rank 51 of 246), while parks, pharmacies, and childcare options are limited in the immediate neighborhood. Residents typically access services along nearby retail corridors, which is common for suburban submarkets. Average school ratings are near metro norms (rank 67 of 246), supportive but not a differentiator.
Ownership costs are elevated versus income levels (value-to-income sits in a high national percentile), which sustains reliance on rentals and can reinforce pricing power when managed carefully. At the same time, neighborhood rents track closer to national mid-tier levels and rent-to-income sits in lower national percentiles, a setup that can reduce affordability pressure and aid lease retention. Within a 3-mile radius, recent years show modest population growth and an increase in households, and projections point to further household gains alongside smaller average household sizes—both supportive of a larger renter pool. These dynamics align with investor priorities surfaced through commercial real estate analysis and are grounded in WDSuite’s CRE market data.
Comparable neighborhood safety data is not available in the current WDSuite feed for this location. Investors typically benchmark area safety using city and county trend reports and property-level incident histories to evaluate operational risk and insurance exposure alongside comps within the Fresno metro.
Regional employers within commuting distance help anchor the renter base for workforce housing, notably in food processing and packaging.
- Con Agra Foods — food processing (26.8 miles)
- International Paper — packaging & paper products (31.1 miles)
3670 McCall Ave offers exposure to a suburban Fresno County neighborhood with high occupancy and a sizable renter base within a 3-mile radius. The asset’s 1977 vintage suggests practical value-add and systems modernization opportunities, while neighborhood rent levels and lower rent-to-income positioning can support retention and steady leasing. Elevated ownership costs in the area further reinforce multifamily demand relative to for-sale alternatives.
According to CRE market data from WDSuite, the surrounding neighborhood ranks competitively in occupancy within the Fresno metro and remains in strong national percentiles. Modest population growth and projected household increases, coupled with smaller household sizes, point to a gradually expanding renter pool that can support long-term stabilization when paired with disciplined asset management.
- High neighborhood occupancy supports cash flow durability
- 1977 vintage provides practical value-add and capex upgrade pathways
- Elevated ownership costs bolster reliance on rentals, aiding pricing power
- 3-mile demographics indicate growing households and a larger renter pool
- Risks: limited nearby parks/pharmacies/childcare and commutes to major employers may require amenity and management strategies