| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 50th | Poor |
| Demographics | 11th | Poor |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1078 Washington St, Earlimart, CA, 93219, US |
| Region / Metro | Earlimart |
| Year of Construction | 1991 |
| Units | 35 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1078 Washington St Earlimart 35-Unit Multifamily
Neighborhood fundamentals point to steady renter demand and above-national-median occupancy, according to WDSuite s CRE market data. The 1991 vintage offers relative competitiveness in a submarket with older housing stock.
The property sits in a suburban pocket of Earlimart within the Visalia, CA metro, where neighborhood occupancy trends are in the top half nationally (65th percentile), according to WDSuite s commercial real estate analysis. At the metro level, the neighborhood s overall rating sits near the lower end (rank 136 of 142 neighborhoods), so underwriting should emphasize durable tenant demand and operational discipline over aggressive growth assumptions.
Local retail and service density is thin (amenity rank 142 of 142 metro neighborhoods), which suggests residents rely on regional corridors for groceries, dining, and daily needs. School ratings trend on the lower side (national 15th percentile), which may influence family renter preferences toward value-oriented housing and practical commute access rather than school-driven location choice.
Vintage matters for competitive positioning: neighborhood housing skews older (average construction year rank 132 of 142), while this asset s 1991 delivery is materially newer than the area s mid-20th-century stock. That positioning can reduce near-term system obsolescence risk versus older comparables, while still leaving room for targeted value-add to refresh finishes or common areas as part of capital planning.
Tenure dynamics indicate a workable renter base. Neighborhood renter-occupied share is modest, but within a 3-mile radius roughly half of housing units are renter-occupied, supporting depth for workforce-oriented leasing. Median home values are elevated for the county context ($276,491), which can sustain reliance on rental housing; however, more accessible ownership relative to major California metros means some competition from entry-level for-sale options. Rent-to-income metrics point to manageable affordability pressure locally, supporting retention and occupancy stability.
Within a 3-mile radius, demographics show a broadly balanced age mix and a recent increase in households alongside relatively flat population a pattern consistent with smaller household sizes. Forward-looking projections indicate household counts continuing to rise even as total population drifts lower, which can expand the renter pool and support occupancy while reinforcing the importance of unit mix and pricing strategy.
Comparable neighborhood-level crime statistics are not available in WDSuite for this location, so investors commonly benchmark against county and metro trends when assessing risk. Given the area s suburban context and limited amenity concentration, practical measures such as lighting, access control, and partnership with local community resources typically support resident experience and retention.
Regional employment is anchored by industrial and logistics nodes, with larger employers supporting workforce housing demand via commutable access.
- International Paper packaging & paper (29.4 miles)
This 35-unit, 1991-vintage asset offers a relative quality edge versus older neighborhood stock while benefiting from above-national-median occupancy and a renter base supported by workforce households. According to CRE market data from WDSuite, the submarket s rent-to-income positioning indicates manageable affordability pressure, which can aid lease retention and reduce volatility through cycles.
Underwriting should balance strengths steady occupancy, value-oriented rents, and commutable access to regional employers against risks tied to limited neighborhood amenities, lower school ratings, and modest overall neighborhood ranking within the Visalia metro. Forward demographic patterns within a 3-mile radius show increasing household counts even as population trends drift, suggesting a larger tenant base and support for occupancy, with value-add potential through targeted unit and common-area updates.
- 1991 construction offers competitive positioning versus older neighborhood stock with targeted value-add upside
- Above-national-median occupancy supports leasing stability and cash flow consistency
- Workforce demand and balanced renter concentration within 3 miles underpin tenant depth
- Investor risk: limited local amenities and lower school ratings may temper rent growth expectations
- Demographic outlook shows rising household counts, supporting occupancy even with flat-to-soft population trends