| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 53rd | Fair |
| Demographics | 49th | Best |
| Amenities | 61st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 855 W Visalia Rd, Exeter, CA, 93221, US |
| Region / Metro | Exeter |
| Year of Construction | 1988 |
| Units | 58 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
855 W Visalia Rd, Exeter CA Multifamily Investment
Stabilized neighborhood fundamentals and accessible rents point to durable renter demand, with neighborhood occupancy trending solidly, according to WDSuite s CRE market data. Positioned for steady operations with room for value-focused upgrades over time.
Located in Exeter s Inner Suburb within the Visalia, CA metro, the property benefits from neighborhood occupancy that sits above the metro median among 142 neighborhoods, supporting income stability through cycles. Renter-occupied housing makes up a meaningful share of units in the area, indicating a dependable tenant base for multifamily operators rather than a transient renter profile.
Daily-life amenities are reasonably convenient for a small Central Valley market: restaurants and cafes index above national averages for neighborhood density, and pharmacy access also rates well. Park access within the neighborhood is limited, so on-site open space or nearby recreational alternatives can help leasing appeal. Average school ratings land near the national middle of the pack, which aligns with broad workforce housing demand rather than top-tier school-driven premiums.
From a cost-of-living perspective, neighborhood median contract rents track below national norms while the rent-to-income relationship is favorable, which helps retention and cushions downside in softer leasing periods. Home values sit somewhat above national averages, which can sustain renter reliance on multifamily housing and reduce near-term move-outs to ownership for some households.
Three-mile demographics show recent population and household softness but a forward view that points to growth by 2028, with an anticipated increase in households that should expand the local renter pool. For investors, that shift supports occupancy stability and measured rent growth as new households enter the market. Vintage context matters: with a 1988 construction year against an older neighborhood stock (average year 1962), the property is competitively newer than much of its surroundings while still approaching ages where targeted system and finish upgrades can drive value.
Comparable, verified neighborhood-level crime metrics are not available for this location in the current WDSuite release. Investors typically benchmark Exeter and broader Tulare County trends and pair that with property-level security features, lighting, and management practices to assess resident experience and retention. Use regional comparisons and recent trend data to contextualize risk rather than relying on block-level anecdotes.
Nearby employment is anchored by industrial and corporate operations that support steady workforce housing demand and practical commute times. The employers below reflect the most proximate drivers of daily traffic and leasing stability.
- International Paper paper & packaging offices (1.3 miles)
This 58-unit, 1988-vintage community offers a pragmatic blend of stability and operational upside in an Inner Suburb setting where neighborhood occupancy trends above the metro median and rents remain accessible to a broad tenant base. The property s construction year is newer than much of the surrounding housing stock, positioning it competitively while leaving room for targeted value-add through system refreshes and interior updates. According to CRE market data from WDSuite, local rents are modest relative to incomes, which supports retention and measured pricing power without overextending affordability.
Three-mile demographics indicate near-term recovery potential: despite recent softness, forecasts point to household growth and a larger renter pool by 2028, which should underpin occupancy stability. Amenity access for daily needs is solid for a smaller market, and ownership costs that trend above national averages can reinforce renter reliance on multifamily housing.
- Above-metro neighborhood occupancy supports stable operations
- 1988 vintage offers competitive positioning with value-add upgrade potential
- Favorable rent-to-income dynamics aid retention and measured rent growth
- Forecast household growth (3-mile radius) expands the tenant base into 2028
- Risk: limited park access and small-market depth require disciplined leasing and expense control