| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Good |
| Demographics | 32nd | Good |
| Amenities | 32nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 999 W El Monte Way, Dinuba, CA, 93618, US |
| Region / Metro | Dinuba |
| Year of Construction | 1977 |
| Units | 40 |
| Transaction Date | 2015-12-01 |
| Transaction Price | $1,065,500 |
| Buyer | EMW AFFORDABLE LP |
| Seller | DINUBA INVESTORS |
999 W El Monte Way Dinuba Multifamily Investment
Neighborhood occupancy remains strong and broadly stable, supporting income durability for a 40-unit asset, according to WDSuite’s CRE market data. These indicators describe the surrounding neighborhood rather than the property itself and point to steady renter demand in a suburban Central Valley location.
The property sits in a suburban pocket of Dinuba within the Visalia, CA metro where neighborhood-level occupancy is elevated (top quartile nationally), signaling resilient leasing conditions at the area level, per WDSuite. Median contract rents in the neighborhood track around the middle of national distributions, which can support retention strategies while allowing measured rent growth as leases roll.
Local livability is serviceable rather than amenity-rich. Restaurants and grocery access compare favorably to many U.S. neighborhoods, while parks and cafés are limited nearby. Average school ratings are around the upper half of national peers, offering a balanced family appeal. These dynamics can support stable tenancy even without heavy lifestyle drivers.
Tenure patterns suggest a meaningful but not dominant renter base. At the neighborhood level, the share of housing units that are renter-occupied is below half, while within a 3-mile radius renters represent a larger share of occupied housing. For investors, this indicates a real—though selective—depth of tenant demand, with leasing supported by households that prefer or rely on multifamily options.
Demographics aggregated within 3 miles show recent population and household growth, with forecasts pointing to additional expansion and a modest reduction in average household size by 2028. For multifamily, a growing population and more households typically translate into a larger tenant base and support occupancy stability. Household incomes are trending higher locally, and the neighborhood’s rent-to-income positioning points to manageable affordability pressure—beneficial for lease retention and cash flow consistency.
Home values in the neighborhood are lower than many California markets, which can introduce some competition from ownership options. Still, a high-cost state backdrop and steady employment across the broader Central Valley tend to reinforce ongoing reliance on rentals. Vintage balance matters here: newer product competes well on features, while well-executed renovations on older assets can position competitively against both older stock and entry-level ownership.
Based on CRE market data from WDSuite, overall crime in the surrounding neighborhood compares better than the national average (nationally above-median safety). Violent offense levels also compare favorably versus many U.S. neighborhoods, which supports leasing stability and resident retention.
Trends are mixed: recent data indicate an uptick in violent incidents year over year, while property offenses have eased over the same period. Investors should monitor the trajectory rather than a single reading, and benchmark performance against metro peers in Visalia, CA to track whether conditions are improving or stabilizing.
Regional employment is anchored by manufacturing and packaging, which supports workforce housing demand and practical commute times for residents. Key nearby employers include International Paper and Con Agra Foods.
- International Paper — paper & packaging (21.0 miles)
- Con Agra Foods — food processing (37.9 miles)
This 40-unit, 1977-vintage asset offers a value-oriented entry point in Dinuba with neighborhood conditions that support occupancy stability and measured rent growth. The vintage suggests potential for targeted capital improvements—interiors, common areas, and building systems—that can enhance competitive positioning against newer local stock while maintaining attainable rents. According to CRE market data from WDSuite, neighborhood occupancy trends are strong and rent levels sit near national midpoints, underscoring durable demand without overreliance on premium pricing.
Investors also benefit from a growing 3-mile resident base and increasing household incomes, which point to a gradually expanding renter pool. Ownership costs are relatively accessible for the region, introducing some competition from entry-level ownership; disciplined underwriting on renewals and unit turns can mitigate that risk and preserve leasing momentum.
- Neighborhood-level occupancy strength supports income stability and retention
- 1977 vintage offers clear value-add and CapEx planning opportunities
- Rent levels near national midpoints enable balanced pricing power
- 3-mile population and income growth expand the tenant base over time
- Risk: accessible ownership options require disciplined renewal and turn strategies