| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 63rd | Poor |
| Demographics | 51st | Best |
| Amenities | 85th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1318 E Canal Dr, Turlock, CA, 95380, US |
| Region / Metro | Turlock |
| Year of Construction | 2007 |
| Units | 44 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1318 E Canal Dr, Turlock — Newer 44-Unit Multifamily
Positioned in an A+ rated inner-suburb pocket with historically high neighborhood occupancy, this 2007 asset offers durable renter demand and potential rent capture, according to WDSuite’s CRE market data.
Turlock’s inner-suburb setting around 1318 E Canal Dr combines everyday convenience with stable rental dynamics. Neighborhood occupancy is strong (recent readings are in the top decile nationally), and renter-occupied housing is a meaningful share of the local unit base, supporting depth of the tenant pool and lease-up resilience. Based on CRE market data from WDSuite, this submarket performs above metro median on several livability indicators that matter for multifamily.
Amenities are a relative strength: neighborhood densities of restaurants (95th percentile nationally), cafes (91st), groceries (84th), parks (80th), and pharmacies (90th) indicate a walkable daily needs profile that helps retention and supports renewal velocity. Median contract rents in the area have trended upward over the last five years while staying within a rent-to-income range that suggests manageable affordability pressure for most tenants, which can aid occupancy stability.
Ownership costs skew higher versus incomes (value-to-income ratio sits in a high national percentile), which tends to keep households in rental longer and can bolster pricing power for well-managed assets. By contrast, the neighborhood’s rent-to-income levels are closer to national mid-range, offering room for disciplined rent growth without overextending resident budgets. For multifamily investors, this mix points to steady demand and solid renewal prospects.
Within a 3-mile radius, recent data shows population and household counts increasing, with forecasts calling for further growth alongside slightly smaller average household sizes. For apartment operators, this implies a gradually expanding renter pool and support for occupancy, particularly for well-maintained, professionally managed communities.
Safety conditions should be monitored. The neighborhood’s safety profile trends below the national median (national percentile indicates comparatively higher crime than many U.S. neighborhoods). Within the Modesto, CA metro, the area’s crime rank sits mid-pack among 130 neighborhoods, suggesting conditions are competitive with several local peers but not among the metro’s safest.
Property and violent offense indicators have recently shown volatility on a year-over-year basis. For investors, prudent measures include tightened access control, lighting, and resident screening, along with budgeting for ongoing security enhancements as part of standard asset management.
Regional employers contribute to a diversified job base that supports renter demand, though most major corporate offices are a drive from the property. Notable among them:
- Clorox — consumer products (34.1 miles)
Built in 2007, the 44-unit property is materially newer than much of the surrounding housing stock, positioning it competitively versus older assets while still leaving room for targeted updates to modernize finishes and systems over time. Neighborhood fundamentals are supportive: occupancy runs high and renter concentration provides a stable tenant base. According to CRE market data from WDSuite, local amenities and a high-cost ownership landscape reinforce sustained reliance on multifamily, aiding retention and pricing power when operations are disciplined.
Within a 3-mile radius, population and household counts have been increasing and are projected to continue rising, with slightly smaller household sizes that typically favor apartment demand. Combined with a rent-to-income environment near national mid-range, the asset’s location offers potential for steady cash flow with measured rent growth, subject to prudent expense control and proactive resident experience management.
- 2007 vintage offers competitive positioning vs. older stock, with targeted value-add potential
- High neighborhood occupancy and meaningful renter-occupied share support demand depth
- Amenity-rich area and elevated ownership costs bolster renter reliance and retention
- 3-mile population and household growth point to a larger tenant base over time
- Risk: safety metrics are below national median; budget for security and active management