| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 62nd | Poor |
| Demographics | 25th | Fair |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1100 E Orangeburg Ave, Modesto, CA, 95350, US |
| Region / Metro | Modesto |
| Year of Construction | 1978 |
| Units | 20 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1100 E Orangeburg Ave Modesto Multifamily Investment
This 20-unit property built in 1978 sits in a neighborhood ranking in the top quartile among 130 metro neighborhoods, with occupancy rates above 85% according to CRE market data from WDSuite.
This inner suburb neighborhood demonstrates solid fundamentals for multifamily investors, ranking 30th among 130 metro neighborhoods with an A- overall rating. The area maintains an occupancy rate of 85.2%, though this reflects a decline from previous levels. With 45.8% of housing units occupied by renters, the neighborhood shows strong rental demand that ranks in the 85th percentile nationally.
The 1978 construction year aligns with the neighborhood's average vintage of 1968, indicating consistent building stock that may present value-add renovation opportunities for investors seeking to modernize units. Median contract rents of $1,168 position the area competitively within the broader market, with demographic data aggregated within a 3-mile radius showing household incomes averaging $67,258.
Amenity density supports tenant retention, with the neighborhood ranking in the top percentiles nationally for restaurants (96th percentile), grocery stores (94th percentile), and childcare facilities (98th percentile). However, the area shows no parks per square mile, ranking last among metro neighborhoods for green space access. School ratings average 1.0 out of 5, which may impact family-oriented tenant attraction but could also support workforce housing demand.
Population growth within the 3-mile radius shows a 5.8% increase over five years, with forecasts projecting continued expansion that should support rental demand. The current renter pool of approximately 18,500 households is expected to grow, though investors should monitor occupancy trends given recent declines in neighborhood-level metrics.
Safety metrics present a mixed picture for this Modesto neighborhood. Property crime rates currently rank 117th among 130 metro neighborhoods, placing the area in the lower tier for property security. However, violent crime shows more favorable trends, with rates declining 30.5% year-over-year, positioning the neighborhood in the 75th percentile nationally for violent crime improvement.
The overall crime rank of 50th among 130 neighborhoods suggests moderate safety conditions relative to the metro area. While property crime remains elevated compared to metro peers, the significant reduction in violent offenses indicates improving security trends that may support tenant retention and leasing velocity over time.
The regional employment base includes established corporate operations, though major employers are located at greater distances from the immediate area.
- Clorox — corporate offices (20.7 miles)
This 20-unit property offers exposure to a neighborhood that ranks in the top quartile among Modesto metro areas, supported by strong amenity density and a substantial renter base. The 1978 vintage presents value-add opportunities for investors seeking to modernize units and capture rent growth potential. Demographics within the 3-mile radius show steady population growth and household formation that should sustain rental demand, though recent occupancy declines warrant attention to local market dynamics.
The neighborhood's 45.8% rental occupancy share ranks in the 85th percentile nationally, indicating robust rental housing demand. While median household incomes of $67,258 suggest moderate affordability pressures, the area's inner suburb character and strong amenity access support tenant retention. According to multifamily property research from WDSuite, the neighborhood maintains competitive fundamentals despite some recent softening in occupancy metrics.
- Top quartile neighborhood ranking with A- rating among 130 metro areas
- Strong rental demand with 45.8% renter occupancy ranking 85th percentile nationally
- Value-add potential with 1978 vintage allowing unit modernization strategies
- Excellent amenity density supporting tenant retention and leasing velocity
- Risk factor: Recent occupancy decline requires monitoring of local market conditions