| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 63rd | Poor |
| Demographics | 51st | Best |
| Amenities | 85th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 865 Alpha Rd, Turlock, CA, 95380, US |
| Region / Metro | Turlock |
| Year of Construction | 1978 |
| Units | 40 |
| Transaction Date | 2021-07-09 |
| Transaction Price | $5,900,000 |
| Buyer | 88MJS LLC |
| Seller | THE LAU FAMILY PARTNER S |
865 Alpha Rd Turlock Multifamily Investment
This 40-unit property in an A+ rated neighborhood offers access to strong occupancy fundamentals, with neighborhood-level occupancy at 98.8% according to CRE market data from WDSuite.
This property sits in Turlock's highest-rated neighborhood, ranking 4th among 130 metro neighborhoods with an A+ rating. The area demonstrates strong fundamentals for multifamily investors, with neighborhood-level occupancy at 98.8% - placing it in the 93rd percentile nationally. At 47.2% of housing units renter-occupied, the area maintains a substantial rental base that supports consistent demand.
Built in 1978, this property predates the neighborhood's 1953 average construction year, potentially offering value-add opportunities through strategic renovations and unit upgrades. The surrounding area benefits from robust amenity density, ranking in the 86th percentile nationally for overall amenities including restaurants (95th percentile) and cafes (91st percentile), which enhances tenant appeal and retention prospects.
Demographics within a 3-mile radius show a stable foundation with 59,084 residents and projected growth to 62,960 by 2028. Current median household income of $75,656 is forecast to reach $128,961, while median contract rent is expected to increase from $1,201 to $1,677. The renter-occupied unit share of 46.5% provides a substantial tenant pool, with forecasts indicating continued rental demand as ownership costs remain elevated relative to income levels.
Median home values of $388,901 represent a 66% increase over five years, with a value-to-income ratio of 6.03 that reinforces rental demand by keeping homeownership beyond reach for many households. The current rent-to-income ratio of 19% suggests manageable affordability for tenants while providing room for measured rent growth as market conditions support.
Safety metrics for this neighborhood present a mixed profile that requires careful consideration. Property crime rates rank 26th among 130 metro neighborhoods, placing the area in the 70th percentile nationally - indicating relatively favorable conditions compared to most U.S. neighborhoods. However, violent crime ranks 70th among metro neighborhoods, corresponding to the 36th percentile nationally.
Recent crime trend data shows concerning increases, with property offenses up 135.9% and violent offenses up 524.6% year-over-year, though these percentage changes may reflect small baseline numbers typical in suburban communities. Investors should monitor these trends closely and consider their impact on tenant retention and property insurance costs as part of ongoing asset management.
The employment base includes corporate presence from established companies, though most major employers are located at considerable distances from the property.
- Clorox — corporate offices (34.7 miles)
This 1978-built property offers compelling fundamentals anchored by exceptional neighborhood-level occupancy of 98.8% and strong amenity access that supports tenant retention. The vintage provides potential value-add opportunities through strategic unit improvements, while the A+ neighborhood rating and top-quartile national amenity ranking create a competitive positioning for sustained rental demand.
Demographic projections within the 3-mile radius indicate household income growth from $75,656 to $128,961 by 2028, supporting rent growth potential as the local economy strengthens. With 47.2% of area housing units renter-occupied and elevated ownership costs reinforcing rental demand, multifamily property research suggests stable occupancy fundamentals over the investment horizon.
- Neighborhood occupancy at 98.8% ranks in 93rd percentile nationally
- A+ neighborhood rating with top-quartile amenity access
- 1978 vintage offers value-add renovation potential
- Projected 70% household income growth supports rent expansion
- Risk consideration: Recent uptick in crime metrics requires monitoring