| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 66th | Best |
| Demographics | 37th | Good |
| Amenities | 58th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1051 N Eaton Ave, Dinuba, CA, 93618, US |
| Region / Metro | Dinuba |
| Year of Construction | 1974 |
| Units | 40 |
| Transaction Date | 2017-10-19 |
| Transaction Price | $2,100,000 |
| Buyer | GAL AFFORDABLE LP |
| Seller | GRACE |
1051 N Eaton Ave Dinuba Multifamily Investment
Strong neighborhood occupancy and steady renter demand point to durable cash flow potential, according to WDSuite’s CRE market data. Investors should view this as a workforce-driven location where rent levels remain manageable relative to area incomes.
The property sits in an Inner Suburb neighborhood of the Visalia, CA metro that posts high occupancy at the neighborhood level and balanced renter demand. Neighborhood occupancy is in the top quartile nationally, signaling a deeper tenant base and support for leasing stability; note this refers to the neighborhood, not the specific asset.
Daily-life amenities are convenient by small-metro standards: grocery and restaurant density score well compared with neighborhoods nationwide, while cafes are comparatively plentiful. That said, childcare and pharmacy options are thinner locally, which can modestly affect family-oriented appeal and should be considered in positioning and resident services.
Relative to the Visalia metro’s 142 neighborhoods, the area’s overall neighborhood rating places it above the metro median, competitive for investors screening secondary Central Valley submarkets. School quality trends around the national middle, which typically supports stable family renter interest without commanding premium pricing.
Vintage matters: the asset’s 1974 construction is older than the neighborhood’s average vintage, highlighting potential capital needs but also offering value-add and modernization opportunities to sharpen competitiveness versus newer stock. Home values in the area are moderate for California, which can introduce some competition from ownership; however, rent-to-income levels indicate manageable affordability pressure, a positive for retention and renewal strategies. This perspective is based on commercial real estate analysis from WDSuite.
Within a 3-mile radius, population and household counts have been expanding and are projected to continue growing, with a gradual shift toward slightly smaller household sizes. For investors, that points to a larger tenant base over time and supports occupancy stability and measured rent growth assumptions rather than aggressive pro formas.
Safety trends compare favorably at the national level, with the neighborhood falling in the top quartile of neighborhoods nationwide on several crime measures. Within the Visalia metro, however, the local rank indicates higher crime than many of the 142 neighborhoods in the region, underscoring the importance of property-level security, lighting, and management practices to support resident retention. Recent data also show improving property offense rates year over year, a constructive directional signal to monitor.
The broader area is supported by industrial and food-processing employers that draw a stable workforce, reinforcing demand for attainable rental housing and commute-friendly locations. Key nearby employers include International Paper and Con Agra Foods.
- International Paper — paper & packaging (21.0 miles)
- Con Agra Foods — food processing (38.7 miles)
This 40-unit, 1974-vintage asset aligns with workforce housing demand in a neighborhood that demonstrates top-quartile occupancy nationally. The older vintage suggests targeted capital planning can unlock value—modernizing interiors and systems to improve competitive positioning versus newer product. Within a 3-mile radius, population and household growth translate into a larger renter pool, supporting leasing velocity and renewal prospects, while rent levels remain manageable relative to area incomes.
Based on CRE market data from WDSuite, neighborhood amenities are strong for groceries and dining, schools track near the national middle, and home values are moderate for California. Together, these factors support steady demand with room for value-add execution, while also calling for disciplined underwriting around property-level security and ongoing maintenance.
- Neighborhood occupancy in the top quartile nationally supports cash flow stability (neighborhood metric, not property-specific).
- 1974 construction offers clear value-add and modernization potential to enhance rent and retention.
- Expanding 3-mile population and household counts point to a growing tenant base and consistent leasing.
- Grocery and dining access is strong, aiding livability and appeal to workforce renters.
- Risks: relatively older asset requires capex planning; metro-relative safety ranks call for robust security practices; ownership alternatives may compete at the margin.