| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 66th | Best |
| Demographics | 37th | Good |
| Amenities | 58th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1151 N Villa Ave, Dinuba, CA, 93618, US |
| Region / Metro | Dinuba |
| Year of Construction | 1981 |
| Units | 76 |
| Transaction Date | 2003-12-05 |
| Transaction Price | $1,421,000 |
| Buyer | DINUBA PARKSIDE VILLAGE LP |
| Seller | DINUBA APTS |
1151 N Villa Ave Dinuba Multifamily Investment Thesis
Neighborhood-level occupancy is steady and renter demand is supported by manageable rent-to-income ratios, according to WDSuite’s CRE market data. The setting favors durable cash flow dynamics with room for value-add at the asset level.
Dinuba’s Inner Suburb location scores an A neighborhood rating and ranks 9 out of 142 in the Visalia metro, placing it in the top quartile among local peers. Renter demand is reinforced by a high neighborhood occupancy level alongside a renter-occupied share near two-fifths of units, indicating a meaningful tenant base for multifamily while still coexisting with ownership stock.
Local amenities are competitive among Visalia, CA neighborhoods (142 total), with grocery and restaurant density ranking 17th and cafes ranking 7th — all supported by national percentiles in the mid‑80s to high‑80s. Parks are also well represented (ranked 4th of 142; high national percentile), while childcare and pharmacies are comparatively limited, which may influence resident convenience. Average school ratings sit near the national middle, suggesting typical, not standout, performance for family renters weighing school quality.
Affordability dynamics are constructive for lease retention. Neighborhood rent-to-income sits around the lower-teens share, and median home values remain modest for California, which can temper ownership pressure while preserving pricing power for well-managed apartments. Median contract rents are mid-market locally, and five-year rent growth has been positive without appearing overheated based on commercial real estate analysis benchmarks.
Within a 3-mile radius, population and households have grown in recent years, and forecasts point to continued population growth with a notable increase in household count and a gradual decrease in average household size. This combination generally expands the renter pool and supports occupancy stability, though a projected rise in the owner share suggests some long-run competition from entry-level ownership options.
Safety indicators compare favorably. The neighborhood ranks near the top of the Visalia metro (2 out of 142), and national percentiles for both violent and property offenses are in the 90s, placing the area in the top quartile nationally for safety relative to neighborhoods across the country. Recent data also point to a material year-over-year decline in property offenses, reinforcing a constructive trend.
Regional employers provide a stable blue-collar and logistics-adjacent employment base that supports workforce renter demand and commuting patterns, including International Paper and Con Agra Foods.
- International Paper — paper & packaging offices (21.1 miles)
- Con Agra Foods — food processing offices (38.6 miles)
Built in 1981, this 76-unit asset presents value-add and capital planning angles relative to the neighborhood’s newer average vintage. Neighborhood fundamentals are supportive: high occupancy, a sizable renter-occupied share, and mid-market rent levels that align with a manageable rent-to-income profile. According to CRE market data from WDSuite, the neighborhood ranks among the top performers in the Visalia metro, signaling resilient tenant demand drivers.
Within a 3-mile radius, population and household growth, coupled with smaller projected household sizes, imply a broader tenant base and sustained leasing depth. Amenity access is competitive for groceries, dining, and parks, while average schools and limited childcare/pharmacy options mark considerations for resident mix and leasing strategies. Overall, the setting supports durable demand with clear opportunities to modernize interiors and common areas to enhance competitive positioning versus newer stock.
- Top-quartile neighborhood rank in the Visalia metro, supporting demand stability
- 1981 vintage offers renovation and operational upside versus newer local stock
- Manageable rent-to-income levels bolster lease retention and pricing power
- 3-mile population and household growth expand the tenant base and support occupancy
- Risks: average school ratings and limited childcare/pharmacies could influence resident preferences