| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 76th | Best |
| Demographics | 65th | Best |
| Amenities | 30th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3900 Dale Rd, Modesto, CA, 95356, US |
| Region / Metro | Modesto |
| Year of Construction | 2001 |
| Units | 98 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
3900 Dale Rd Modesto Multifamily Investment
Positioned in an inner-suburban pocket of Modesto with steady neighborhood occupancy and high-cost ownership dynamics, this 98-unit asset targets durable renter demand, according to WDSuite’s CRE market data.
The property sits in an Inner Suburb location that ranks 27 out of 130 Modesto neighborhoods (A- rating), placing it in the top quartile among metro peers. Neighborhood occupancy is strong at the neighborhood level, supporting leasing stability; note these occupancy metrics describe the surrounding neighborhood, not the property itself, based on commercial real estate analysis from WDSuite.
Local amenity density is mixed. Grocery access is competitive among Modesto neighborhoods (rank 34 of 130; high national percentile), and childcare density is a relative strength (rank 8 of 130; top-tier nationally). However, the immediate area shows very limited cafes, restaurants, parks, and pharmacies, which may concentrate daily conveniences in nearby corridors rather than within a short walk.
Ownership costs are elevated in this neighborhood (home values at a high national percentile), which tends to sustain reliance on multifamily rentals and can aid pricing power. With a neighborhood rent-to-income ratio near the national mid-range, affordability pressure appears manageable for many renters, which can support retention and reduce turnover risk.
Tenure patterns vary by geography: the immediate neighborhood shows a low share of renter-occupied housing units, suggesting a more ownership-oriented block group mix. Within a 3-mile radius, however, the renter share is materially higher, indicating a broader tenant base for demand capture beyond the immediate blocks.
Demographics aggregated within a 3-mile radius show essentially flat population in recent years with a modest expansion projected over the next five years, alongside rising household incomes. Forecasts also indicate an increase in households, which can expand the renter pool and support occupancy stability and leasing velocity over time.
Neighborhood safety indicators are mixed relative to Modesto and national benchmarks. The area’s overall crime rank sits 40 out of 130 metro neighborhoods, which is weaker than the metro median. Nationally, violent incidents track close to the middle of U.S. neighborhoods (around the 51st percentile), while property incidents compare below average (around the 41st percentile).
Recent trends are divergent: estimated violent incident rates show improvement over the past year (above the national median for improvement), while estimated property incident rates increased year over year (weaker than most neighborhoods nationally). Investors should underwrite to these mixed signals—focusing on asset-level security, lighting, and management practices—while monitoring neighborhood trends rather than block-level assumptions.
Regional employment access is supported by established corporate offices that broaden the commuter shed and underpin renter demand, including Clorox.
- Clorox — consumer products (16.4 miles)
Built in 2001, the asset is slightly older than nearby stock (which skews newer), creating potential for targeted renovations and common-area upgrades to sharpen competitive positioning. Neighborhood fundamentals point to steady renter demand: high-cost homeownership supports reliance on rentals, neighborhood occupancy is strong at the surrounding-area level, and projected household growth within a 3-mile radius suggests a gradually expanding tenant base. According to CRE market data from WDSuite, neighborhood rent burdens sit near the national mid-range, aligning with manageable affordability pressure and potential for disciplined rent growth.
Key considerations include the immediate neighborhood’s lower share of renter-occupied housing units (limiting ultra-local depth) and limited walkable food-and-beverage amenities; however, regional retail and employment nodes remain accessible by car. Investors should factor mixed safety signals into operational planning and emphasize property-level measures that support retention and leasing.
- 2001 vintage offers value-add potential to compete with newer nearby stock
- Elevated ownership costs reinforce sustained multifamily demand and pricing power
- Strong neighborhood-level occupancy and projected household growth support leasing stability
- Manageable rent-to-income dynamics, per WDSuite’s CRE market data, aid retention
- Risks: lower immediate renter concentration, limited nearby F&B amenities, and mixed safety trends