| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Fair |
| Demographics | 25th | Fair |
| Amenities | 92nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 152 20th Century Blvd, Turlock, CA, 95380, US |
| Region / Metro | Turlock |
| Year of Construction | 1991 |
| Units | 27 |
| Transaction Date | 2002-01-08 |
| Transaction Price | $82,800 |
| Buyer | HOUSEHOLD FINANCE CORP |
| Seller | MAUCHLEY GREGORY |
152 20th Century Blvd Turlock Multifamily Investment
Neighborhood occupancy has held firm while renter concentration remains high, supporting durable tenant demand according to WDSuite s CRE market data. These figures reflect the neighborhood, not the property, indicating stable fundamentals for screening a 27-unit asset in Turlock.
Located in Turlock s Urban Core within the Modesto, CA metro, the neighborhood scores an A and ranks 14th of 130 metro neighborhoods, placing it competitive among Modesto neighborhoods. Amenity density is a clear strength, with grocery, restaurants, and pharmacies in the top national percentiles, which supports day-to-day convenience and renter retention.
Multifamily fundamentals are solid at the neighborhood level: occupancy is above the national median and renter-occupied share is high (ranked 3rd of 130 in the metro), signaling a deep tenant base and consistent leasing velocity for smaller assets. Median contract rents trend above the national middle, and neighborhood NOI per unit ranks near the competitive tier locally, pointing to steady revenue potential when managed efficiently.
The property s 1991 vintage is newer than the neighborhood s average 1970s stock. That positioning generally offers a competitive edge versus older buildings while still warranting capital planning for system modernization and interior refresh to defend rents and reduce downtime.
Demographic statistics aggregated within a 3-mile radius show modest recent population and household growth, with forecasts indicating further population growth and a notable increase in households alongside slightly smaller household sizes. This pattern typically supports a larger tenant base and sustained absorption for rental units.
Home values in the neighborhood sit above national medians, and the value-to-income ratio is elevated relative to many U.S. areas. In practice, a higher-cost ownership landscape tends to reinforce renter reliance on multifamily housing, supporting lease retention and occupancy. At the same time, rent-to-income metrics suggest some affordability pressure for renters, calling for disciplined lease management and amenity-led differentiation.
Neighborhood safety indicators are mixed. Within the Modesto metro, the neighborhood sits on the higher-crime side (ranked 38th of 130), while nationally it trends around the middle overall. Violent offense rates track near the national midpoint, and property offense levels compare favorably versus many U.S. neighborhoods (top quintile nationally).
Year-over-year trends indicate some recent volatility, with upticks more pronounced than national averages in select categories. Investors typically account for this by emphasizing lighting, access control, and resident engagement, and by underlining proximity to services and visibility when positioning assets.
Regional employers contribute to the broader commuter base that supports renter demand for Modesto s Urban Core and surrounding communities, with access drawing from corporate offices.
- Clorox corporate offices (33.2 miles)
This 27-unit, 1991-vintage asset is positioned in an A-rated Urban Core neighborhood with strong amenity access and a high renter-occupied share, supporting occupancy stability and steady leasing. Based on CRE market data from WDSuite, neighborhood occupancy trends above the national median and rent levels sit near the national upper-middle, while the property s newer-than-average vintage versus local stock suggests defensible competitiveness with targeted upgrades.
Investor focus points include a growing 3-mile renter pool, elevated ownership costs that sustain rental demand, and prudent management of rent-to-income pressure. Capital planning around system modernization and selective interior improvements can enhance pricing power and retention without overextending budgets.
- A-rated neighborhood with strong amenities and above-median occupancy supports leasing stability.
- 1991 vintage is newer than area s 1970s average, offering value-add and competitive positioning.
- Elevated ownership costs locally reinforce rental demand and retention potential.
- 3-mile demographics point to population growth and more households, supporting tenant base expansion.
- Risks: safety metrics are mixed and rent-to-income pressure warrants disciplined lease and expense management.