| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 52nd | Poor |
| Demographics | 70th | Best |
| Amenities | 41st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 49221 Vista Heights Ln, Oakhurst, CA, 93644, US |
| Region / Metro | Oakhurst |
| Year of Construction | 1986 |
| Units | 24 |
| Transaction Date | 2008-12-09 |
| Transaction Price | $5,200,000 |
| Buyer | AIR WAY FARMS INC |
| Seller | SEIBERT RAY G |
49221 Vista Heights Ln Oakhurst Multifamily Investment
Neighborhood-level data points to a solid renter base and manageable value-add scope, according to WDSuite’s CRE market data, with local dynamics that can support stable leasing for well-run assets.
Oakhurst’s suburban setting offers everyday convenience rather than destination amenities. Neighborhood indicators show above-average access to cafes and pharmacies and a moderate restaurant presence, while parks and formal childcare options are limited. For investors, this mix suggests demand tied to local services and commute convenience rather than lifestyle anchors.
The property’s 1986 vintage is slightly newer than the neighborhood average (1983). That positioning can be competitive versus older stock, though investors should plan for aging systems and selective renovations to meet current renter expectations.
Renter-occupied housing makes up a meaningful share of neighborhood units (ranked 15 of 58 metro neighborhoods), which is competitive among Madera neighborhoods and sits in a high national percentile. For a 24-unit asset, that depth of renter concentration can translate to a larger tenant pool and steadier leasing, provided operations and product quality are aligned to local preferences.
Within a 3-mile radius, population has trended lower over the past five years, but household metrics point to smaller household sizes and a shift toward more, smaller households in the forecast period. This mix can still support multifamily demand by expanding the renter pool and sustaining unit absorption, particularly in well-managed, mid-size properties.
Neighborhood home values are reported at approximately $273,400. In practice, ownership costs at this level can create competition with rentals, so operators may need to emphasize convenience, flexibility, and well-maintained finishes to support retention and pricing power.
Occupancy at the neighborhood level has been softer and trending down versus metro peers. Investors should underwrite to current submarket realities, prioritize asset-specific leasing strategies, and use targeted upgrades to capture share from older or less maintained comparables, based on commercial real estate analysis from WDSuite.
Comparable neighborhood-level safety benchmarks are not available in WDSuite for this location. Investors typically contextualize safety by comparing local trends to the broader Madera metro and by reviewing multi-year patterns rather than single-year snapshots, using a combination of third-party indices and on-the-ground diligence.
Given the suburban context and small-area population, risk assessment should focus on property-level measures (lighting, access control, visibility) and management practices, alongside any available municipal or county trend data to gauge how the neighborhood tracks versus the region over time.
This 24-unit, 1986-vintage property offers a manageable value-add path in a suburban pocket where renter concentration is competitive among Madera neighborhoods. While neighborhood occupancy has softened, the local renter-occupied share and forecast shift toward more, smaller households within a 3-mile radius suggest a stable tenant base for well-positioned assets. According to CRE market data from WDSuite, amenity access skews toward daily-needs services (pharmacies, groceries, cafes), aligning with workforce and convenience-driven demand.
The vintage provides room for targeted upgrades to systems and interiors to differentiate against older comparables. With neighborhood home values near $273,400, operators may see some competition from ownership; disciplined renovations, professional management, and flexible leasing can help sustain occupancy and retention despite that backdrop.
- Competitive renter concentration supports tenant base depth for a 24-unit asset.
- 1986 vintage enables selective value-add to outperform older nearby stock.
- Daily-needs amenities (pharmacy, groceries, cafes) align with convenience-driven leasing.
- Risk: Softer neighborhood occupancy and accessible ownership costs require conservative underwriting.