| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 63rd | Fair |
| Demographics | 27th | Fair |
| Amenities | 23rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6655 N Winton Way, Winton, CA, 95388, US |
| Region / Metro | Winton |
| Year of Construction | 1984 |
| Units | 20 |
| Transaction Date | 2023-01-27 |
| Transaction Price | $1,820,000 |
| Buyer | SANDHU PUNEET |
| Seller | RAMIREZ JUAN H |
6655 N Winton Way Micro-Unit Asset, Winton CA
Neighborhood occupancy is strong and has trended higher, supporting stable cash flow potential for micro-units, according to WDSuite’s CRE market data. Metrics referenced reflect neighborhood conditions rather than this specific property.
Occupancy at the neighborhood level is elevated and has improved over the past five years, indicating steady renter demand and lower downtime risk during turns. This reads as top quartile nationally and competitive among Merced’s 70 neighborhoods, based on WDSuite’s CRE market data.
Rents track near national averages while home values are relatively elevated for local incomes, which can reinforce reliance on rental housing and help sustain a broad tenant base. Within a 3‑mile radius, the renter-occupied share is sizable, supporting depth for multifamily leasing and renewals.
Everyday retail is present at modest densities (grocery and restaurants), though cafes, parks, and pharmacies are limited nearby. Average school ratings test above many national peers and rank in the top quartile among 70 metro neighborhoods, providing a family-oriented anchor that can aid tenant retention.
Built in 1984, the property is newer than the neighborhood’s average vintage (1960s). For investors, that typically means fewer near-term structural upgrades than pre-1970s stock, with potential to focus capital on targeted unit renovations and systems modernization to sharpen competitive positioning.
Standardized neighborhood crime metrics were not available in WDSuite for this location at the time of publication. Investors often contextualize safety by comparing city and county trendlines, touring at different times of day, and aligning on property-level measures that support resident comfort and lease stability.
This 20‑unit, micro‑unit asset (average ~270 sq. ft.) aligns with workforce demand in a submarket where neighborhood occupancy trends remain strong. According to CRE market data from WDSuite, the surrounding area’s rental performance sits in a competitive position versus the metro, with ownership costs that help sustain reliance on multifamily housing.
The 1984 vintage is newer than much of the local housing stock, pointing to manageable structural CapEx relative to older assets and potential value‑add through interior upgrades. Within a 3‑mile radius, population and household counts are rising with smaller average household sizes, expanding the renter pool and supporting occupancy stability and leasing velocity. Looking forward, rent growth projections in the area reinforce pricing power potential, balanced against affordability pressure that calls for disciplined lease management.
- Neighborhood occupancy strength supports stable lease-ups and renewals.
- Micro-unit configuration targets cost-conscious demand, widening the tenant base.
- 1984 vintage offers value-add focus on interiors and systems modernization.
- Household growth within 3 miles signals a larger renter pool and supports rent pacing.
- Risks: limited nearby amenities and affordability pressure require careful retention strategy.