| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 77th | Best |
| Demographics | 42nd | Good |
| Amenities | 75th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 159 W Tuolumne Rd, Turlock, CA, 95382, US |
| Region / Metro | Turlock |
| Year of Construction | 1985 |
| Units | 48 |
| Transaction Date | 2007-10-22 |
| Transaction Price | $4,100,000 |
| Buyer | CENTRAL VALLEY INVESTMENTS LLC |
| Seller | ARBOR MANOR SENIOR COTTAGE HOMES LLC |
159 W Tuolumne Rd, Turlock Multifamily Investment
Neighborhood occupancy has been resilient and renter demand is supported by nearby amenities, according to CRE market data from WDSuite’s Modesto metro coverage. For investors, the submarket’s stability points to steady leasing with scope to optimize operations at a mid-1980s asset.
Situated in Turlock’s inner-suburban context, the neighborhood rates A and ranks 7th among 130 Modesto metro neighborhoods, indicating competitive positioning versus the broader region. Amenity density is a clear strength: restaurants and pharmacies are both in the top national percentiles, and cafes and groceries are also strong, supporting day-to-day convenience that tends to aid retention.
The neighborhood’s renter-occupied share is 47.6%, signaling a solid base of multifamily demand rather than a purely ownership-driven area. At the same time, the neighborhood occupancy rate is above national norms, which helps underpin income stability through cycles. Median contract rents sit above many peer areas, while a relatively modest rent-to-income ratio suggests manageable affordability pressure that can support renewals and reduce turnover risk.
Within a 3-mile radius, the population and households have grown modestly in recent years, with forecasts pointing to further increases in households and incomes through the next five years. For investors, that implies a gradually expanding tenant base and support for occupancy stability, even as household sizes ease lower. School ratings trail national averages and park access is limited, which may narrow appeal for some family renters, but the amenity mix and employment access balance the profile for workforce and lifestyle-driven demand.
The property’s 1985 vintage is slightly older than the neighborhood’s average construction year (late-1980s). That creates a practical value-add path: targeted upgrades to interiors, common areas, and building systems can sharpen competitive positioning against newer product while supporting achievable rent premiums without overextending capital plans.
Safety metrics are mixed but generally competitive relative to national benchmarks. According to WDSuite’s data, overall crime performance sits around the middle of U.S. neighborhoods, with violent incidents trending stronger (roughly top third nationally) and property offenses closer to mid-range levels. Year-over-year, both categories show improving directionality, which supports the case for stable tenancy without relying on block-level assumptions.
Within the Modesto metro context, the area is competitive among peer neighborhoods rather than a clear outlier in either direction. Investors should continue standard risk management—lighting, access controls, and resident engagement—to sustain performance and retention.
Regional employers within commuting distance help sustain workforce housing demand and leasing durability. Notable nearby presence includes corporate offices accessible via regional highways.
- Clorox — corporate offices (32.8 miles)
This 48-unit, mid-1980s asset benefits from an A-rated neighborhood with strong amenity access, above-average occupancy at the neighborhood level, and a sizable renter-occupied base that supports depth of demand. Within a 3-mile radius, modest population gains and projected household growth suggest a gradually expanding renter pool, which can reinforce leasing stability over the medium term. According to CRE market data from WDSuite, neighborhood rent levels and a manageable rent-to-income profile indicate room for disciplined rent optimization while maintaining renewal momentum.
Built in 1985, the property offers a straightforward value-add thesis: selective interior modernization and systems updates can improve positioning versus newer stock in a submarket where renters value convenience and practical finishes. Risks include weaker school ratings and limited park access versus national norms, so asset strategy should emphasize amenities, security, and service to reinforce resident satisfaction and retention.
- A-rated neighborhood with strong amenity density and competitive occupancy
- Renter-occupied share supports depth of demand and leasing stability
- 1985 vintage enables targeted value-add and systems upgrades
- 3-mile household growth outlook points to a steadily expanding renter pool
- Risk: weaker school ratings and limited park access may narrow family appeal