| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Fair |
| Demographics | 11th | Poor |
| Amenities | 47th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 200 N Steven Ave, Farmersville, CA, 93223, US |
| Region / Metro | Farmersville |
| Year of Construction | 2009 |
| Units | 64 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
200 N Steven Ave Farmersville Multifamily Investment
Neighborhood occupancy is strong and historically stable, providing a supportive backdrop for consistent leasing, according to WDSuite’s CRE market data. These figures reflect the surrounding neighborhood rather than the property and point to steady renter demand in this Inner Suburb location.
The property sits in an Inner Suburb neighborhood of the Visalia, CA metro with a B neighborhood rating and occupancy levels that are competitive among Visalia neighborhoods while landing in the top quartile nationally for stability. These occupancy metrics reflect the neighborhood, not the asset, and suggest a steady foundation for rent roll durability and lease renewal potential.
Amenity access is mixed. Neighborhood-level counts of grocery (ranked 5th among 142 metro neighborhoods; 96th percentile nationally), pharmacies (4th; 95th percentile), and restaurants (8th; 91st percentile) are strengths that help daily convenience and support renter retention. However, cafes, parks, and childcare are limited within neighborhood boundaries, so residents may rely on nearby areas for those categories.
Renter-occupied housing comprises a meaningful share of local units (39.3% at the neighborhood level), indicating a moderate renter concentration and a workable tenant base for multifamily. Median contract rents remain relatively accessible versus incomes locally, which can aid lease management and reduce turnover risk, while elevated value-to-income ratios for ownership indicate a high-cost ownership market that tends to sustain reliance on rentals rather than rapid move-outs to for-sale options.
Within a 3-mile radius, WDSuite data shows households have grown modestly even as population was roughly flat, pointing to smaller average household sizes and a gradual expansion of the renter pool. Forward-looking projections indicate increases in both households and incomes over the next five years, which would expand the tenant base and support occupancy if delivered units remain measured.
Neighborhood-specific crime metrics are not available in the current WDSuite release for this location. Investors typically benchmark safety against the broader Visalia metro and track multi-year trends to understand directionality. Where data is unavailable, underwriting often incorporates qualitative checks and third-party sources to validate on-the-ground conditions.
Proximity to area employment supports renter demand by shortening commutes for workforce households. Notable nearby employers include:
- International Paper — paper & packaging (2.3 miles)
Built in 2009, the 64-unit property is newer than much of the local housing stock, positioning it competitively versus older buildings while approaching a mid-life phase where targeted systems upgrades and unit refreshes can drive value. Neighborhood-level occupancy trends are competitive in the Visalia metro and land in the top quartile nationally, supporting leasing stability and consistent cash flow potential. According to CRE market data from WDSuite, the surrounding area shows strong access to daily needs (groceries, pharmacies, restaurants), which can aid retention even as select lifestyle amenities within the immediate neighborhood remain limited.
A moderate renter concentration and a high-cost ownership landscape relative to incomes indicate durable reliance on rentals. Within a 3-mile radius, households have been rising and are projected to continue growing, expanding the tenant base and supporting occupancy and pricing power when paired with thoughtful lease management. Potential risks include low average school ratings and limited parks/cafes locally, which may narrow certain renter segments, and the need to budget for mid-life capital items given the 2009 vintage.
- 2009 vintage offers competitive positioning versus older stock, with value-add potential via targeted upgrades
- Neighborhood occupancy trends are competitive in Visalia and top quartile nationally, supporting leasing stability
- Strong daily-needs access (groceries, pharmacies, restaurants) underpins retention
- 3-mile household growth outlook expands the renter pool and supports demand
- Risks: limited parks/cafes, low average school ratings, and mid-life capex planning needs