| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 59th | Poor |
| Demographics | 43rd | Good |
| Amenities | 39th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1220 La Loma Ave, Modesto, CA, 95354, US |
| Region / Metro | Modesto |
| Year of Construction | 1988 |
| Units | 41 |
| Transaction Date | 2020-02-18 |
| Transaction Price | $3,940,000 |
| Buyer | BROFAM LLC |
| Seller | PI PROPERTIES NO 56 LLC |
1220 La Loma Ave Modesto Multifamily Investment
Neighborhood fundamentals point to steady renter demand, with a sizable renter-occupied base and stable occupancy at the neighborhood level, according to CRE market data from WDSuite. Positioning at 1220 La Loma Ave offers investors exposure to Modesto s Inner Suburb dynamics without relying on downtown lease-up volatility.
Located in Modesto s Inner Suburb (neighborhood rating: B), the property benefits from a renter-occupied share that is higher than many areas nationally, supporting depth of tenant demand. Neighborhood occupancy is measured at the neighborhood level (not the property) and sits below the metro median, suggesting conservative underwriting on lease-up and renewal assumptions may be prudent while still tapping a broad renter pool.
Convenience amenities trend mixed: restaurants score strong (top quartile nationally by density), parks are also strong (top quartile nationally), and grocery access is above the national median. However, cafes and pharmacies are sparse locally. For families, average school ratings track below national norms, so leasing narratives may lean more toward workforce housing and proximity to everyday services rather than school-driven demand.
Home values in the neighborhood rank above national medians, indicating a relatively high-cost ownership market in a regional context. That backdrop typically reinforces reliance on multifamily housing and can support pricing power where unit quality and management execution are strong. At the same time, the neighborhood s rent-to-income ratio sits near the national middle, which can help with lease retention and reduce affordability pressure for existing tenants.
The asset s 1988 construction is newer than the neighborhood average vintage (1964). That positioning can improve competitiveness versus older local stock, while investors should still plan for targeted system updates and common-area refreshes to sustain performance against newer deliveries in the metro.
Demographic statistics within a 3-mile radius show modest historical population growth with a projected increase over the next five years and gains in household counts. These trends point to a gradually expanding renter base that can support occupancy stability and measured rent growth over a long-term hold, assuming disciplined unit turns and market-appropriate renovations.
Safety trends are mixed when viewed against Modesto s 130 tracked neighborhoods and national benchmarks. Neighborhood-level property crime ranks toward the less favorable end of the metro distribution, and national percentiles indicate higher property-crime exposure than many U.S. neighborhoods. By contrast, the most recent year shows a meaningful decline in violent offenses, placing the improvement among stronger trends nationally, though overall violent-offense levels remain less favorable than the national median.
Investors should incorporate prudent security measures and insurance assumptions into underwriting, while noting the recent improvement trend in violent incidents. All figures reference neighborhood-level data rather than the specific property or block.
Regional employment access supports workforce housing demand, with commuting reach to a major corporate office noted below.
- Clorox corporate offices (22.0 miles)
This 41-unit, 1988-vintage asset offers exposure to a Modesto Inner Suburb where renter concentration is comparatively high and ownership costs sit above national medians, reinforcing reliance on multifamily housing. Neighborhood occupancy (measured for the neighborhood, not the property) trends below the metro median, suggesting balanced underwriting, but the local renter base and above-median household incomes provide demand depth for well-maintained units. Based on CRE market data from WDSuite, restaurants and parks are strengths in the local amenity mix, supporting livability even as schools trend below national norms.
Within a 3-mile radius, population has inched up historically with forecasts pointing to additional population growth and a notable increase in households, indicating a gradually expanding tenant base. The property's newer-than-average vintage versus nearby stock can be a competitive lever; focused capital plans on interiors and systems should help capture renewal pricing while managing affordability and retention risk.
- Renter-occupied share above many areas nationally supports depth of demand and renewal stability.
- 1988 vintage is newer than local average, offering positioning versus older competing stock with targeted updates.
- Amenity mix favors restaurants and parks, enhancing day-to-day livability for workforce renters.
- 3-mile forecasts indicate population growth and increasing households, expanding the renter pool over time.
- Risks: neighborhood occupancy below metro median and less favorable property-crime metrics warrant conservative underwriting and active asset management.