| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 63rd | Poor |
| Demographics | 51st | Best |
| Amenities | 85th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 223 Bothun Rd, Turlock, CA, 95380, US |
| Region / Metro | Turlock |
| Year of Construction | 1980 |
| Units | 42 |
| Transaction Date | 1994-06-17 |
| Transaction Price | $2,850,000 |
| Buyer | 88MJS LLC |
| Seller | THE LAU FAMILY PARTNER S |
223 Bothun Rd Turlock Multifamily Investment Opportunity
Neighborhood occupancy trends point to steady renter demand, and the asset s 1980 vintage offers competitive positioning versus older local stock, according to WDSuite s CRE market data.
Situated in Turlock s Inner Suburb setting of the Modesto metro, the neighborhood carries an A+ rating and ranks 4th of 130 metro neighborhoods, signaling performance that is competitive among Modesto neighborhoods. High neighborhood occupancy and stable renter activity support consistent leasing, while a balanced renter-occupied share provides depth to the tenant base.
Daily convenience is a strength: restaurants, cafes, groceries, pharmacies, and parks all index well, with amenities landing in the 80th–95th national percentiles. This concentration of services helps sustain foot traffic and supports resident retention, particularly for smaller units averaging around 600 sq. ft. at the property.
The asset s 1980 construction is newer than the neighborhood s average vintage (1950s era), offering relative competitiveness versus older properties while leaving room for targeted system upgrades and interior modernization to enhance rents and reduce near-term capex surprises.
Within a 3-mile radius, households have grown over the past five years and are projected to increase further, expanding the local renter pool. Median home values are elevated for the area and value-to-income levels sit in high national percentiles, which tends to reinforce reliance on multifamily rentals; at the same time, rent-to-income appears manageable, supporting lease retention. Based on CRE market data from WDSuite, the neighborhood s occupancy sits in the top quartile nationally, which helps underpin income stability.
Safety indicators are mixed when viewed against national benchmarks. Overall crime sits around the 29th percentile nationally (lower percentile indicates more incidents than average), while property-related measures trend comparatively better near the 70th percentile and violent-offense measures sit below national mid-range. Among 130 Modesto-metro neighborhoods, the area is mid-pack on crime, reflecting typical inner-suburban dynamics rather than outlier risk.
Recent year-over-year shifts show some volatility in estimated offense rates. Investors should account for standard security practices, lighting, and access control as part of capital planning and operations, and monitor citywide and neighborhood trends over time rather than relying on a single-year change.
Regional employment is diversified across the Central Valley corridor; proximity to established firms supports commuter leasing and retention for workforce-oriented renters. Notable nearby corporate presence includes:
- Clorox consumer products offices (34.7 miles)
223 Bothun Rd combines durable neighborhood fundamentals with clear operational levers. The 1980 vintage is newer than much of the surrounding stock, creating a value-add path through focused renovations while maintaining competitive positioning. High neighborhood occupancy and an expanding 3-mile household base point to a larger tenant pipeline and support for stable occupancy. According to commercial real estate analysis from WDSuite, the neighborhood s amenity concentration ranks in high national percentiles, reinforcing resident convenience and lease retention.
Ownership costs in the area are comparatively high relative to incomes, which typically sustains multifamily demand, while rent-to-income levels suggest room for disciplined revenue management. The key watch items are crime trend volatility and ongoing capex to modernize 1980s systems, both of which can be addressed through proactive asset management.
- High neighborhood occupancy supports income stability and leasing velocity.
- 1980 vintage offers value-add and systems upgrade opportunities versus older local stock.
- Strong amenity access and commuter reach aid tenant retention.
- Elevated ownership costs reinforce renter reliance on multifamily housing.
- Risks: monitor crime trend volatility and budget for targeted capex to maintain competitiveness.