| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 63rd | Fair |
| Demographics | 19th | Poor |
| Amenities | 35th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 6767 California St, Winton, CA, 95388, US |
| Region / Metro | Winton |
| Year of Construction | 1981 |
| Units | 42 |
| Transaction Date | 2024-09-12 |
| Transaction Price | $3,700,000 |
| Buyer | KSRZ FAMILY PRIVATE TRUST |
| Seller | PI PROPERTIES NO 132 LLC |
6767 California St, Winton CA Multifamily Investment
Neighborhood fundamentals point to durable renter demand with occupancy operating in the upper-90s and a renter-occupied housing share above the metro median, according to WDSuite s CRE market data.
Situated in Winton s Inner Suburb of the Merced, CA metro, the property benefits from a neighborhood rated B and competitive occupancy conditions. The area s occupancy ranks competitive among Merced neighborhoods and sits in the top quartile nationally, supporting income stability for multifamily assets.
Daily-needs access is a relative strength: grocery options score well versus the metro (competitive among 70 neighborhoods) and above national norms, while cafes are similarly competitive. By contrast, limited nearby parks, pharmacies, and childcare options suggest residents rely more on regional amenities. For investors, this mix implies dependable convenience retail access with fewer discretionary amenities within immediate reach.
The neighborhood shows a high share of renter-occupied housing units (above metro median and high nationally), which signals a deep tenant base and supports leasing velocity. Median contract rents in the neighborhood have trended upward over the past five years, and within a 3-mile radius, median rent levels have also risen with additional growth forecast, reinforcing demand-side support for stabilized operations and measured renewal pricing. With elevated home values relative to local incomes (high national percentile for value-to-income), ownership remains a higher-cost option, which tends to sustain renter reliance on multifamily housing and can aid retention.
Within a 3-mile radius, population has grown modestly and households have expanded more quickly, with forecasts pointing to further household growth and slightly smaller average household sizes. For multifamily owners, this translates to a larger tenant base and steady absorption potential, especially for workforce-oriented product. Average school ratings in the neighborhood are around the national middle, and median household incomes are lower relative to national norms; together, these dynamics support a practical positioning strategy focused on value-oriented units and thoughtful lease management. This commercial real estate analysis is based on CRE market data from WDSuite.
Comparable safety benchmarks at the neighborhood level are not available in the current WDSuite dataset for this area. Investors typically contextualize property-level safety by comparing county and metro trends, on-site incident reporting, and historical operations rather than relying on block-level claims. As with any submarket, prudent underwriting should incorporate local management practices and lighting, access control, and visibility considerations.
Employer distance data suitable for an anchors list is not available in WDSuite for this address. Investors may wish to review commute patterns to Merced-area healthcare, education, agriculture, and logistics nodes to gauge workforce housing demand.
Constructed in 1981, the 42-unit asset is newer than much of the area s housing stock, offering relative competitiveness versus older inventory while still presenting typical opportunities to modernize systems and finishes as part of a value-add plan. Strong neighborhood occupancy (top quartile nationally) and a high renter-occupied share indicate depth of tenant demand, while elevated ownership costs in the area help sustain renter reliance on multifamily. Within a 3-mile radius, modest population growth alongside a larger increase in households supports a broader tenant base and potential lease-up resilience.
Rents have been rising locally, and, according to CRE market data from WDSuite, the neighborhood s stability compares favorably against metro peers. Positioning the asset toward workforce renters with attention to affordability thresholds can support retention, given a rent-to-income environment that suggests manageable but real affordability pressure and the need for attentive renewal strategies.
- Occupancy strength and high renter concentration point to stable leasing and income durability.
- 1981 vintage offers competitive positioning versus older stock with clear value-add upgrade potential.
- Household growth within 3 miles expands the tenant base and supports absorption and renewals.
- Elevated ownership costs in the area reinforce rental demand and can aid pricing power.
- Risk: limited nearby parks/pharmacies and income sensitivity call for careful amenity curation and disciplined lease management.