| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Good |
| Demographics | 60th | Best |
| Amenities | 74th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 275 E Minnesota Ave, Turlock, CA, 95382, US |
| Region / Metro | Turlock |
| Year of Construction | 1985 |
| Units | 100 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
275 E Minnesota Ave Turlock Multifamily Investment
Neighborhood occupancy has been resilient with steady five-year improvement, supporting income stability for well-managed assets, according to WDSuite’s CRE market data. The area’s high-cost ownership market reinforces renter reliance on multifamily housing without overextending typical rent-to-income levels.
Rated A+ and ranked 3 out of 130 within the Modesto, CA metro, the neighborhood is competitive among Modesto neighborhoods for overall livability and investor fundamentals. Strong local amenity access stands out: grocery and pharmacy density track in the top quartile nationally, with solid cafe and restaurant coverage that supports day-to-day convenience and leasing appeal.
For multifamily operations, neighborhood occupancy is high and has trended upward over the past five years, a dynamic that can support rent collections and lower turnover in well-positioned assets. Renter concentration at the neighborhood level is lower than many urban submarkets, which can narrow the immediate tenant pool but often correlates with steadier leasing behavior and longer household tenures.
Within a 3-mile radius, demographics indicate modest population growth with a parallel increase in households and a slight downshift in average household size over time—factors that point to a gradually expanding renter base. Income growth has been healthy, while contract rents in the area remain positioned to sustain absorption without pushing rent-to-income ratios into elevated risk territory; together these trends support occupancy stability rather than outsized short-term growth.
Ownership costs are elevated relative to incomes in the metro context, which reinforces rental demand and can aid lease retention for quality product. One offsetting factor is limited dedicated park acreage locally, so on-site open space and resident amenities may play a larger role in competitive positioning versus comparable assets.
Safety indicators present a mixed but interpretable picture for investors. Relative to the 130 neighborhoods in the Modesto metro, the area’s crime rank suggests it experiences more reported incidents than many local peers. However, national comparisons point to comparatively stronger positioning on violent incidents, landing in a higher national percentile than average. Recent data also signals a notable year-over-year uptick in property-related incidents, which warrants routine risk controls and engagement with professional security practices.
Taken together, investors should underwrite standard safety measures—lighting, access control, and vendor coordination—while recognizing that the neighborhood compares more favorably on violent crime in national terms than the metro rank alone implies. Trends should be monitored over time, using updates from WDSuite and public sources to calibrate operating assumptions.
Regional employment access is anchored by a diversified Northern California base; proximity to established corporate offices supports commuting households and helps underpin renter demand. Notable nearby employer includes:
- Clorox — consumer products (32.9 miles)
Built in 1985, the property is newer than the neighborhood’s average vintage, offering a competitive edge versus older stock while leaving room for selective modernization to enhance rents and retention. High neighborhood occupancy and gradually expanding household counts within a 3-mile radius suggest a stable tenant base. Elevated ownership costs in the area sustain reliance on rentals, and rent levels relative to incomes indicate manageable affordability pressure for professionally managed assets, based on CRE market data from WDSuite.
Operationally, the amenity-rich location and steady demand drivers favor consistent leasing, while limited nearby park space makes on-site amenities and design quality more impactful to positioning. Investors should account for mixed safety signals, including a recent rise in property incidents, by underwriting standard security and loss-prevention practices.
- 1985 vintage offers competitive positioning versus older area stock with practical value-add potential
- High neighborhood occupancy and growing household counts support leasing stability
- Elevated ownership costs reinforce rental demand and aid lease retention
- Amenity density (grocery, pharmacy, cafes) enhances daily convenience and absorption
- Risk: monitor property-crime trends; budget for security and on-site amenity differentiation given limited park space