| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 69th | Good |
| Demographics | 40th | Good |
| Amenities | 55th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1229 Brighton Ave, Modesto, CA, 95355, US |
| Region / Metro | Modesto |
| Year of Construction | 1972 |
| Units | 50 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1229 Brighton Ave Modesto Multifamily Value-Add Investment
The surrounding neighborhood shows above-median occupancy and a top‑quartile renter concentration among Modesto neighborhoods, according to WDSuite’s CRE market data. These dynamics support stable leasing for a 1970s asset while allowing room for operational upside.
Located in an Inner Suburb of Modesto, the neighborhood carries an A- rating and ranks 32 out of 130 metro neighborhoods, placing it in the competitive tier among Modesto areas. Neighborhood occupancy is above the metro median (rank 95 of 130), and renter-occupied share sits in the top quartile locally (rank 32 of 130), indicating a deeper tenant base for multifamily demand at the neighborhood level, not the property.
Daily needs are well served: groceries, parks, and pharmacies each sit in high national percentiles (roughly low‑80s), while restaurants index above average nationally. Cafés and childcare are thinner locally, which may modestly temper some lifestyle appeal. Average school ratings in the neighborhood track in lower national percentiles, which investors should weigh in positioning and tenant mix.
Relative to ownership, the area reflects elevated home values compared with U.S. neighborhoods (national percentile low‑80s) and a high value‑to‑income ratio (around the mid‑90s percentile), conditions that tend to sustain reliance on multifamily rentals. At the same time, neighborhood rent levels sit above the U.S. midpoint (upper‑60s percentile), while the rent‑to‑income ratio trends on the lower side nationally, suggesting room to manage pricing with attention to retention and lease management.
For context, construction in the neighborhood averages from the late 1970s. The subject property’s 1972 vintage is slightly older, which points to capital planning and potential value‑add upgrades to stay competitive against somewhat newer stock. Demographic statistics within a 3‑mile radius show recent population growth and a projected increase in both population and households by 2028, reinforcing a larger renter pool and supporting occupancy stability over the medium term, based on CRE market data from WDSuite.
Safety indicators for the neighborhood sit around the metro median among 130 Modesto neighborhoods. Compared with U.S. neighborhoods, overall crime metrics track below the national midpoint, indicating a comparatively weaker safety profile nationally.
Trend data show improvement in violent‑offense rates over the past year (stronger improvement ranking nationally), while property‑offense measures remain comparatively elevated versus national norms. Investors should underwrite with pragmatic assumptions, emphasizing lighting, access control, and resident engagement to support retention and leasing stability.
This 50‑unit asset at 1229 Brighton Ave benefits from neighborhood fundamentals that favor multifamily demand: above‑median neighborhood occupancy, top‑quartile renter concentration locally, and ownership costs that skew high relative to incomes—factors that reinforce renter reliance on apartments. According to CRE market data from WDSuite, neighborhood rent levels are above the national midpoint while rent burden trends lower, supporting measured pricing power with disciplined lease management.
Built in 1972, the property is slightly older than the neighborhood’s late‑1970s average, creating a clear value‑add path through targeted renovations and systems upgrades to sharpen competitiveness against newer stock. Demographic statistics aggregated within a 3‑mile radius point to recent population growth and a projected increase in both households and population by 2028, expanding the tenant base and supporting occupancy stability over time. Key underwriting considerations include capital planning for the vintage, school quality perceptions, and a nationally below‑average safety profile at the neighborhood level.
- Above‑median neighborhood occupancy and top‑quartile renter concentration support demand and leasing stability.
- High ownership costs versus incomes locally reinforce reliance on rentals and tenant depth.
- 1972 vintage offers value‑add potential through unit/interior modernization and building systems upgrades.
- 3‑mile demographics show recent growth and projected increases in population and households, enlarging the renter pool.
- Risks: nationally below‑average safety indicators, weaker school ratings, and capex needs typical of older assets.