| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 65th | Fair |
| Demographics | 17th | Poor |
| Amenities | 62nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3001 10th St, Ceres, CA, 95307, US |
| Region / Metro | Ceres |
| Year of Construction | 1986 |
| Units | 28 |
| Transaction Date | 2025-09-23 |
| Transaction Price | $3,450,000 |
| Buyer | VINTAGE HEIGHTS LLC |
| Seller | ANDREW AND ANNIE LIN FAMILY LIMITED PART |
3001 10th St Ceres, CA Multifamily Investment
Neighborhood renter-occupied share indicates a deep tenant base and supports leasing durability, according to CRE market data from WDSuite. Occupancy in the surrounding area has held near recent norms, pointing to steady demand with selective pricing power.
The property sits in an Inner Suburb of the Modesto, CA metro with a neighborhood rating of B. Retail convenience is a clear strength: grocery access ranks 3 out of 130 Modesto neighborhoods and is in the 98th percentile nationally, while pharmacies and parks are also strong by national standards. Restaurant density is competitive locally (13 out of 130; 94th percentile nationally), though the area is thin on cafes and formal childcare centers, which may modestly limit lifestyle appeal for some renters.
Neighborhood renter-occupied share is 52.8% of housing units, signaling a sizable base of multifamily demand and a broad pool of prospective tenants. At the same time, the neighborhood’s occupancy rate has been stable around recent levels, suggesting leasing consistency rather than outsized vacancy risk.
Within a 3-mile radius, demographic data show population growth over the past five years and an increase in households, expanding the local renter pool. Forecasts point to further household growth, which typically supports occupancy stability and renewal probability for workforce-oriented assets.
Home values are elevated versus many U.S. neighborhoods (73rd national percentile), which tends to sustain reliance on rental housing and can support rent retention. School ratings are weak (4th national percentile), so family renters may be more value- than school-district driven. Vintage in the broader neighborhood skews older (average 1975; rank 51 of 130), providing relative positioning for assets with updated systems or finishes.
Safety indicators are mixed when viewed in comparative terms. The neighborhood’s overall crime rank is 24 out of 130 Modesto neighborhoods, indicating higher incident levels than many parts of the metro. However, property offense risk trends more favorable in national context (82nd percentile suggests comparatively safer on property crime), while violent offense levels sit around mid-pack nationally (56th percentile).
Recent momentum warrants monitoring: the one-year change in estimated violent offenses has moved unfavorably (ranked 78 out of 130), so owners should underwrite active security measures and coordinate with management on lighting, access control, and resident engagement. As always, safety conditions can vary by block and over time; investors should validate on-the-ground during due diligence.
Regional employment access is anchored by diversified corporate roles that are commutable by car, supporting renter retention for workforce households. Notable nearby employer includes:
- Clorox — consumer products (25.4 miles)
Built in 1986, this 28‑unit asset offers relative competitiveness versus the neighborhood’s older housing stock while still leaving room for targeted capital plans as systems age. The surrounding area shows steady occupancy alongside a renter-occupied share above half of units, indicating durable multifamily demand. Within 3 miles, recent population and household growth—and forecasts for additional household expansion—signal a larger tenant base that can support lease-up and renewals.
Elevated ownership costs in the neighborhood context and median rents that have trended upward position well for sustained rental demand, according to commercial real estate analysis from WDSuite. Investors may find value in updating interiors and common areas to capture demand from renters prioritizing convenience to daily needs retailers and parks.
- 1986 vintage provides competitive positioning versus older neighborhood stock with select value-add potential
- Renter-occupied share above half of units supports depth of tenant base and leasing stability
- 3-mile population and household growth expands the renter pool and supports occupancy
- Strong daily-needs access (grocery, pharmacy, parks) underpins resident convenience and retention
- Risks: weaker school ratings, mixed safety trends, and limited cafe/childcare options may temper top-end rent growth