| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 53rd | Poor |
| Demographics | 20th | Fair |
| Amenities | 76th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1400 S Greene Ave, Dinuba, CA, 93618, US |
| Region / Metro | Dinuba |
| Year of Construction | 1988 |
| Units | 44 |
| Transaction Date | 2023-08-23 |
| Transaction Price | $1,079,500 |
| Buyer | DINUBA GARDEN ESTATES LP |
| Seller | GARDEN ESTATES |
1400 S Greene Ave, Dinuba CA Multifamily
Neighborhood fundamentals point to steady renter demand and amenity access, according to WDSuite s CRE market data. The area s occupancy has held in the low-90s with a renter-occupied share near half of units, supporting leasing stability for well-managed assets.
This Inner Suburb location ranks 19th among 142 Visalia metro neighborhoods (top quartile), per WDSuite, indicating competitive standing for multifamily relative to the region. The neighborhood s occupancy has hovered around the low-90% range in recent years, which generally supports income stability for assets positioned with practical finishes and responsive management.
Amenity access is a relative strength: grocery and restaurant density score in the mid-90s nationally, with parks and pharmacies also testing well above national medians. Caf e9 options trend above average, while formal childcare presence is limited a0 8 a consideration for family-oriented renters and leasing strategy. Average public school ratings lean slightly above national norms, which can aid retention for multi-bedroom units.
Vintage context matters. The average neighborhood construction year skews older (1950s), while the property s 1988 vintage is newer than much of the surrounding stock. Investors can position this as a competitive edge versus mid-century assets, while still planning for modernization of interiors and building systems to drive renewal capture and reduce near-term capex surprises.
Tenure patterns show a renter-occupied share in the mid-40% range, signaling a durable tenant base without overreliance on transient demand. Within a 3-mile radius, population and household counts have grown and are projected to continue expanding through 2028, pointing to a larger tenant pool over time. Rising household incomes in the radius, alongside value-to-income ratios that indicate a high-cost ownership market locally, suggest many households will continue to rely on multifamily, which can support occupancy and pricing power.
Comparable crime statistics at the neighborhood level are not available in WDSuite for this submarket. Investors typically benchmark property performance against broader city and county trends and emphasize on-site controls a0 d lighting, access management, and resident engagement d to support resident experience and retention. Where owners have historical incident logs or police beat data, pairing those records with regional trendlines can provide additional context without over-extrapolating block-level risk.
The employment base reflects regional industrial and food processing nodes that support workforce housing demand and commute convenience for residents, including International Paper and ConAgra Foods.
- International Paper a0 d packaging & paper (20.0 miles)
- Con Agra Foods a0 d food processing (38.5 miles)
Built in 1988 with 44 units, the asset competes favorably against older neighborhood stock while still offering modernization and light value-add potential. Local fundamentals dtop-quartile neighborhood rank in the Visalia metro, high amenity access, and a renter-occupied share near half of housing units dsupport a stable tenant base. Within a 3-mile radius, population and households have expanded and are projected to continue growing by 2028, reinforcing demand for well-managed, mid-scale multifamily.
Ownership remains relatively high cost versus incomes in the neighborhood context, which helps sustain reliance on rentals. According to CRE market data from WDSuite, neighborhood occupancy has held in the low-90% band in recent years; pairing prudent capex with targeted interior upgrades can help maintain leasing velocity and improve renewal capture. Key watch items include measured income levels in the immediate neighborhood, limited formal childcare options, and sensitivity to rent-to-income thresholds when underwriting rent growth.
- 1988 vintage offers competitive positioning versus older stock with clear modernization/value-add paths.
- Top-quartile neighborhood rank and strong amenity access support retention and leasing.
- 3-mile radius growth and rising incomes expand the tenant pool and support occupancy stability.
- High-cost ownership context reinforces rental demand and pricing power for well-managed assets.
- Risks: income sensitivity, limited formal childcare, and disciplined rent-to-income management in underwriting.