| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 53rd | Poor |
| Demographics | 20th | Fair |
| Amenities | 76th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1333 S Greene Ave, Dinuba, CA, 93618, US |
| Region / Metro | Dinuba |
| Year of Construction | 1992 |
| Units | 24 |
| Transaction Date | 2019-09-05 |
| Transaction Price | $109,500 |
| Buyer | SELF HELP COMMUNITIES 1 LLC |
| Seller | DINUBA MANOR |
1333 S Greene Ave Dinuba Multifamily Investment
This 24-unit property built in 1992 benefits from neighborhood occupancy rates above 90% and strong amenity access, according to CRE market data from WDSuite.
This inner suburb neighborhood ranks 19th among 142 metro neighborhoods with an A rating, reflecting solid fundamentals for multifamily investors. The area demonstrates strong amenity density, ranking in the 96th percentile nationally for grocery store access and 95th percentile for restaurant density, supporting tenant retention through walkable convenience.
Neighborhood occupancy rates of 91.6% indicate stable rental demand, though this represents a slight decline over the past five years. Contract rents average $781 with 23% growth over five years, while the rent-to-income ratio of 0.19 suggests manageable affordability for tenants. With 44% of housing units renter-occupied, the area maintains a substantial rental base.
Demographics within a 3-mile radius show population growth of 5.8% over five years, with household income rising 82% to reach a mean of $80,965. Projections indicate continued expansion, with households expected to increase 50.6% by 2028 and median income rising to $95,169. This demographic trajectory supports multifamily demand through an expanding renter pool.
The property's 1992 construction year aligns with the neighborhood average of 1952, though it's newer than most local housing stock. This vintage positions the asset for potential value-add opportunities while avoiding the immediate capital expenditure needs of older properties. Home values averaging $223,103 with 77% appreciation over five years create an ownership cost structure that reinforces rental demand in the market.
Crime data is not available for detailed neighborhood-level analysis in the provided market information. Investors should conduct independent due diligence on local safety conditions and trends when evaluating this Dinuba submarket opportunity.
The employment base includes corporate offices within commuting distance, providing workforce housing opportunities for area employees.
- International Paper — corporate offices (20.0 miles)
- Con Agra Foods — corporate offices (38.5 miles)
This 24-unit property offers exposure to a stable Central Valley rental market with solid neighborhood fundamentals. Built in 1992, the asset provides potential value-add opportunities while avoiding the immediate capital needs of older housing stock. The neighborhood's A rating and top-quartile amenity access support tenant retention, while demographic growth projections indicate expanding rental demand through 2028.
Neighborhood occupancy rates above 90% demonstrate rental market stability, though recent softening warrants monitoring. Rising household incomes and manageable rent-to-income ratios create favorable conditions for lease renewals and selective rent growth. The substantial renter-occupied housing share of 44% provides a deep tenant pool for absorption and replacement demand.
- Strong neighborhood amenity density supporting tenant retention
- Demographic growth trajectory with expanding household base
- 1992 vintage allowing value-add potential with manageable capital needs
- Risk: Recent occupancy softening requires active lease management