| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Good |
| Demographics | 40th | Good |
| Amenities | 55th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1000 Brighton Ave, Modesto, CA, 95355, US |
| Region / Metro | Modesto |
| Year of Construction | 1972 |
| Units | 40 |
| Transaction Date | 2012-05-31 |
| Transaction Price | $3,675,000 |
| Buyer | Legerity Group, LLC |
| Seller | Msb Brighton LLC |
1000 Brighton Ave Modesto Multifamily Investment
Neighborhood occupancy has trended upward with a high share of renter-occupied housing, supporting demand durability according to WDSuite’s CRE market data.
Location fundamentals: The property sits in an inner-suburb pocket of Modesto rated A- and ranked 32 out of 130 neighborhoods, placing it in the top quartile among Modesto neighborhoods. Grocery, park, and pharmacy access score well versus national peers, while restaurant density is competitive; boutique cafe and childcare options are thinner locally. These dynamics point to day‑to‑day convenience that supports leasing while noting limited niche amenities.
Renter concentration is elevated, with a substantial share of housing units renter-occupied (neighborhood percentile high nationally). For investors, that indicates a deeper tenant base and supports occupancy stability across cycles rather than relying on a thin pool of prospective renters.
Within a 3‑mile radius, population and households have grown and are projected to continue expanding, implying a larger tenant base over time. Household incomes have risen, and reported rent levels remain manageable relative to incomes in the area, which can aid lease retention and steady renewal velocity.
Ownership costs are elevated relative to incomes in the neighborhood (high national percentile for value‑to‑income), indicating a high‑cost ownership market that tends to reinforce reliance on multifamily rentals. School ratings in the neighborhood trail national norms, which is an underwriting consideration for family‑oriented demand but may be less material for workforce and young‑adult renter segments.
Safety indicators are mixed. The neighborhood sits below the national median on property and violent offense measures, suggesting investors should plan for prudent security and loss‑prevention practices. However, violent offense trends have improved year over year, indicating some directional progress versus broader national patterns.
Relative to the Modesto metro’s 130 neighborhoods, results place this area around the middle of the pack, not a top safety outlier nor the weakest. Investors can underwrite to average regional risk, with emphasis on lighting, access control, and partnership with local patrols to support tenant retention and asset protection.
Regional employment is diversified, with access to corporate roles that broaden the renter pool and support retention; nearby hubs include consumer products.
- Clorox — consumer products (21.4 miles)
Built in 1972, the 40‑unit asset offers value‑add potential through targeted renovations and systems modernization while benefiting from an inner‑suburb location with rising neighborhood occupancy and a high share of renter‑occupied housing. According to CRE market data from WDSuite, rent levels remain manageable relative to local incomes, which can support renewal rates and reduce turnover risk even as ownership remains high‑cost in this area.
Population and household growth within a 3‑mile radius point to a gradually expanding renter pool. Solid everyday amenities (groceries, parks, pharmacies) underpin livability and leasing, while limited boutique services and below‑average school ratings are underwriting considerations. Overall, the thesis centers on durable renter demand with operational upside from renovation and proactive management.
- High renter-occupied share supports a deeper tenant base and occupancy stability
- 1972 vintage provides value‑add potential via unit and systems upgrades
- Manageable rents relative to incomes aid renewals and leasing durability
- Everyday amenities (groceries, parks, pharmacies) enhance livability and retention
- Risks: below‑median safety profile and low school ratings require thoughtful operations and marketing