| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 62nd | Poor |
| Demographics | 25th | Fair |
| Amenities | 78th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 312 E Orangeburg Ave, Modesto, CA, 95350, US |
| Region / Metro | Modesto |
| Year of Construction | 1987 |
| Units | 60 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
312 E Orangeburg Ave Modesto Multifamily Investment
This 60-unit property benefits from stable neighborhood-level occupancy at 85.2% and strong renter demand, with 46.2% of area households choosing rental housing according to WDSuite's CRE market data.
Located in Modesto's inner suburb environment, this neighborhood ranks 30th among 130 metro neighborhoods with an A- rating. The area demonstrates solid amenity density, ranking in the top quartile nationally for grocery stores, childcare facilities, and restaurants per square mile, supporting tenant retention through convenient access to daily necessities.
Built in 1987, this property is nearly two decades newer than the neighborhood's 1968 average construction year, positioning it with reduced near-term capital expenditure needs compared to surrounding assets. Demographics within a 3-mile radius show a stable tenant base with 119,268 residents, modest population growth of 5.6% over five years, and household formation supporting rental demand.
Neighborhood-level occupancy trends indicate 85.2% occupancy rates, though down from prior levels, while median contract rents of $1,168 have increased 51% over five years. The substantial renter share of 45.8% ranks in the 85th percentile nationally, indicating strong rental market fundamentals. Home values averaging $394,094 with 60% appreciation over five years may support rental demand by keeping homeownership costs elevated relative to rental options.
The neighborhood ranks 50th of 130 metro neighborhoods for overall crime metrics, placing it near the middle of local comparisons. Property crime rates show recent increases of 11.8% year-over-year, while violent crime rates have declined 30.5%, ranking in the 75th percentile nationally for violent crime improvement trends.
Safety conditions appear competitive among Modesto neighborhoods, though investors should monitor property crime trends and consider security measures or tenant screening protocols as part of asset management strategy.
The employment base draws from regional corporate offices, providing workforce housing opportunities for commuting professionals.
- Clorox — consumer goods manufacturing (20.3 miles)
- Ross Stores — retail headquarters (49.5 miles) — HQ
- The Clorox Company — consumer products (50.3 miles)
This 60-unit asset offers exposure to Modesto's inner suburb rental market with neighborhood-level occupancy at 85.2% and a substantial 46.2% renter share ranking in the 85th percentile nationally. The 1987 construction year provides a competitive age advantage over the neighborhood's 1968 average, potentially reducing immediate capital requirements while supporting market positioning.
Demographics within a 3-mile radius show population growth of 5.6% over five years, with household income growth of 36% supporting rental affordability. According to multifamily property research from WDSuite, strong amenity density including top-quartile grocery and childcare access enhances tenant retention prospects, while median home values of $394,094 may sustain rental demand through ownership cost barriers.
- Strong rental fundamentals with 46.2% renter share ranking 85th percentile nationally
- Newer vintage (1987) compared to neighborhood average reduces near-term capital needs
- Top-quartile amenity density supports tenant retention through convenience access
- Population and household income growth within 3-mile radius expands tenant base
- Risk consideration: Recent property crime increases and occupancy decline require monitoring