| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 54th | Fair |
| Demographics | 15th | Fair |
| Amenities | 32nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 15753 Avenue 327, Ivanhoe, CA, 93235, US |
| Region / Metro | Ivanhoe |
| Year of Construction | 1986 |
| Units | 42 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
15753 Avenue 327, Ivanhoe CA Multifamily Investment
Neighborhood occupancy is strong and competitive among Visalia submarkets, supporting income stability for a 42‑unit asset, according to WDSuite’s CRE market data. Investor focus centers on durable renter demand and pricing aligned with a high national occupancy percentile.
Located in Ivanhoe’s inner-suburban setting within the Visalia, CA metro, the neighborhood posts an estimated 96.6% occupancy — competitive among Visalia neighborhoods (ranked against 142) and in the top quintile nationally. For investors, that level of stability can underpin collections and reduce downtime risk relative to softer submarkets, based on CRE market data from WDSuite.
The 1986 vintage is newer than the neighborhood’s older housing stock (average year built 1958), suggesting relative competitiveness versus legacy assets. That said, systems typical of 1980s construction may still warrant targeted renovations or efficiency upgrades to support rent positioning and operating reliability.
Renter-occupied share in the neighborhood measures around two-fifths of housing units, indicating a meaningful but not dominant renter base. This supports depth for workforce-oriented product while limiting exposure to hyper-transient dynamics. Within a 3‑mile radius, demographics show recent population and household contraction, but projections point to potential growth in households by 2028, which would expand the local tenant base if realized.
Local amenities are functional rather than destination-grade: grocery access is present while cafes, parks, and pharmacies are sparse. Average school ratings are low (around 1.0 out of 5), which can temper appeal for some family renters; however, attainable rent levels and high neighborhood occupancy have supported leasing consistency. Median home values sit in a high‑cost ownership context for the area, and a rent‑to‑income ratio near the low‑teens supports retention and measured pricing power without excessive affordability pressure.
Comparable, property‑level crime data are not published in the dataset provided for this neighborhood. Investors typically benchmark safety using county and metro trends alongside on‑site observations and third‑party sources. When neighborhood rankings are available, we translate them relative to the 142 neighborhoods in the Visalia metro and national percentiles to understand whether the area is above or below broader norms.
Given the absence of specific crime ranks or percentiles here, prudent underwriting would incorporate daytime and evening site visits, feedback from local management, and county reporting to gauge trend direction rather than relying on block‑level assumptions.
Nearby industrial and corporate operations provide a practical employment base that can support workforce housing demand and lease retention. The list below reflects identifiable employers within commuting distance.
- International Paper — paper & packaging offices (6.0 miles)
This 42‑unit, 1986‑built property aligns with a neighborhood showing high occupancy and a balanced renter concentration, supporting income durability relative to the metro. The asset’s vintage is newer than much of the local stock, offering a positioning edge with scope for targeted value‑add (common areas, interiors, or efficiency upgrades) to reinforce leasing and operational performance. According to commercial real estate analysis from WDSuite, neighborhood occupancy trends outpace many peers in the Visalia metro, which can translate to steadier cash flows in typical market conditions.
Within a 3‑mile radius, recent contraction in population and households contrasts with projections for household growth by 2028, signaling potential expansion of the renter pool if those gains materialize. Attainable rents and a low‑teens rent‑to‑income profile suggest manageable affordability pressure, supporting retention while leaving room for disciplined revenue management. Investors should balance these positives against thinner amenity depth and below‑average school scores when assessing long‑term demand drivers.
- High neighborhood occupancy supports collections and limits downtime risk
- 1986 vintage is competitive versus older local stock with value‑add potential
- Attainable rents and low‑teens rent‑to‑income underpin retention and pricing discipline
- Forward household growth (3‑mile radius) could expand the tenant base
- Risks: limited amenity depth and low school ratings may temper certain renter segments