| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 65th | Fair |
| Demographics | 17th | Poor |
| Amenities | 62nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2800 Don Pedro Rd, Ceres, CA, 95307, US |
| Region / Metro | Ceres |
| Year of Construction | 1973 |
| Units | 36 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2800 Don Pedro Rd, Ceres CA Multifamily Opportunity
Stabilized renter demand and everyday retail access position this 1970s-vintage asset for durable cash flow, according to WDSuite’s CRE market data. Neighborhood occupancy trends sit near national norms while value-add upgrades can sharpen competitive standing.
The property sits in an Inner Suburb of Modesto where daily needs retail is a clear strength: grocery, restaurant, park, and pharmacy access rank in the Top quartile nationally, and the area is Competitive among Modesto, CA neighborhoods (amenities rank 21 of 130). Limited café density and few childcare options locally suggest some residents travel for those services, but core errands are well covered nearby.
Neighborhood occupancy is around the national midpoint (rank 108 of 130; 53rd percentile nationwide), supporting baseline stability rather than outsized volatility. Median asking rents for the area trend modestly above national norms (63rd percentile), which aligns with a tenant base that can support steady collections while still requiring attention to affordability management.
Construction year for the asset is 1973, a touch older than the neighborhood average of 1975 (rank 51 of 130). For investors, that typically means planning for capital improvements and potential value-add renovations to modernize systems and finishes relative to newer competing stock.
The share of housing units that are renter-occupied is elevated (rank 25 of 130; top decile nationally), indicating a deep renter pool that supports multifamily demand and can aid leasing velocity. Within a 3-mile radius, recent population and household growth, with households projected to increase further by 2028, point to a larger tenant base over time; slightly smaller average household sizes also suggest continued demand for rental units rather than only larger ownership product. Based on commercial real estate analysis from WDSuite, this mix underpins occupancy stability with ongoing leasing prospects.
Home values in the neighborhood sit above the national median, a high-cost ownership context that tends to sustain rental reliance and support retention for well-managed properties. Average school ratings are below national norms, which may temper appeal for some family renters but can be offset by access to everyday conveniences and commutes.
Safety signals are mixed and should be monitored over time. Overall crime levels trend near the national midpoint (47th percentile nationwide), placing the neighborhood roughly in line with broader U.S. conditions rather than a clear outlier within the metro (crime rank 24 of 130).
Property crime compares favorably, with estimates in the Top quintile nationally (82nd percentile), while violent crime sits slightly better than the national median (56th percentile). Recent year-over-year movement shows a notable uptick in violent incident rates (5th percentile for improvement), so prudent operators may emphasize lighting, access control, and resident engagement to support tenant retention. Rankings referenced are relative to 130 Modesto neighborhoods.
Regional employment anchors within commuting range help broaden the renter catchment, supporting lease-up and retention for workforce households. Notable examples include:
- Clorox — consumer goods corporate offices (25.9 miles)
This 1973 vintage, garden-style asset benefits from a renter-heavy neighborhood, daily-needs retail concentration, and occupancy trends near national norms that support steady operations. According to CRE market data from WDSuite, neighborhood rents track modestly above national levels while the area’s high-cost ownership backdrop reinforces reliance on multifamily housing, bolstering tenant retention when homes are professionally managed.
Within a 3-mile radius, population and household counts have increased and are projected to continue rising by 2028, indicating renter pool expansion that can support occupancy stability. Given the older construction relative to the local average, a targeted capex and value-add program can enhance competitiveness versus newer product, with attention to unit modernization and common-area appeal.
- Renter-occupied concentration supports depth of tenant demand and leasing stability
- Strong everyday retail access (groceries, restaurants, pharmacies, parks) enhances livability and retention
- Occupancy around national norms with rents modestly above national levels supports predictable cash flow
- 1973 vintage offers value-add and capex-driven upside to improve competitive positioning
- Risks: below-average school ratings, limited café/childcare options, and recent violent-crime uptick warrant proactive management