| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 52nd | Poor |
| Demographics | 70th | Best |
| Amenities | 41st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 40410 Redbud Dr, Oakhurst, CA, 93644, US |
| Region / Metro | Oakhurst |
| Year of Construction | 1979 |
| Units | 24 |
| Transaction Date | 2020-03-13 |
| Transaction Price | $1,092,000 |
| Buyer | VALLEY OAKS APARTMENTS LP |
| Seller | OAK VALLEY ASSOCIATES |
40410 Redbud Dr Oakhurst 24-Unit Multifamily Investment
Neighborhood renter concentration is comparatively high for the metro, supporting a deeper tenant base even as local occupancy trends have softened, according to CRE market data from WDSuite. Near-term leasing may require active management, but balanced amenities and steady service demand point to durable workforce appeal.
The immediate neighborhood is rated A+ and ranks 1 out of 58 metro neighborhoods, indicating strong relative fundamentals versus the broader Madera, CA region. For investors, this signals competitive positioning for a well-managed asset, even as neighborhood-level occupancy is lower at present. All references here reflect neighborhood metrics, not the property’s own performance.
Amenity access is mixed but serviceable: restaurants and cafes place the area competitive among Madera neighborhoods (e.g., cafe density ranked 7 of 58 and restaurants 12 of 58), while grocery and pharmacy access sit above the metro median. Parks and formal childcare are limited within the neighborhood ranks, so on-site features and walk-to retail become more important for retention.
Vintage positioning: the property’s 1979 construction predates the neighborhood’s average 1983 stock, suggesting investors should plan for targeted capital projects and potential value-add upgrades to enhance competitiveness versus slightly newer comparables. Select renovations and modernization can help capture demand from renters prioritizing updated finishes and energy-efficiency.
Tenure and demand: neighborhood renter-occupied share is elevated by metro standards, supporting depth for multifamily leasing and potential occupancy stability through cycles. Within a 3-mile radius, demographic statistics show recent population contraction and a rising share of older residents, with smaller household sizes expected ahead; this mix points to steady demand for right-sized units and convenience-oriented amenities.
Ownership landscape: neighborhood home values center around $273,400. In investor terms, ownership costs may be comparatively more accessible than in higher-cost California metros, which can introduce competition with entry-level ownership. Pricing strategy, unit renovations, and resident experience become levers to sustain lease retention and mitigate affordability pressure.
Comparable, block-level crime detail is not available in the provided dataset. Investors should evaluate multi-year crime trends and police reporting for the broader Madera region and this neighborhood specifically to gauge directionality and seasonality. When data is available, compare neighborhood ranks against the 58 metro neighborhoods and consider national percentiles to contextualize relative safety.
For underwriting, pair on-the-ground due diligence with trend indicators from WDSuite’s CRE market data to assess how safety perceptions may affect leasing velocity, renewal rates, and required security measures.
This 24-unit asset offers a value-add angle in a top-ranked neighborhood, with renter depth supported by a relatively high neighborhood renter-occupied share. While neighborhood occupancy has been softer, service-oriented amenities and a solid local retail/services base position the property to compete with targeted upgrades and attentive operations. According to CRE market data from WDSuite, amenity density compares well within the metro, which can reinforce retention for a professionally managed asset.
Built in 1979, the property is slightly older than nearby stock, creating clear renovation and systems-upgrade pathways to improve rentability against early-1980s peers. Within a 3-mile radius, demographics point to smaller household sizes ahead and a growing share of older residents; aligning unit finishes, accessibility features, and services to this mix can support stable tenancy. Risks include softer neighborhood occupancy and potential competition from relatively accessible ownership options, making asset-specific execution and pricing discipline essential.
- Top-ranked neighborhood in the Madera metro supports competitive positioning
- 1979 vintage enables value-add upside through targeted renovations and modernization
- Elevated neighborhood renter-occupied share indicates depth for multifamily demand
- Amenity access (food, grocery, pharmacy) compares well within the metro, aiding retention
- Risks: lower neighborhood occupancy and competition from ownership require disciplined pricing and operations