| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 54th | Fair |
| Demographics | 15th | Fair |
| Amenities | 32nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 15756 Paradise Ave, Ivanhoe, CA, 93235, US |
| Region / Metro | Ivanhoe |
| Year of Construction | 1992 |
| Units | 54 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
15756 Paradise Ave Ivanhoe Multifamily Investment
Neighborhood occupancy is strong and renter demand appears durable for workforce housing in the Visalia area, according to WDSuite’s CRE market data. The balance of relatively low rent-to-income and modest home values suggests stable retention with measured pricing power.
Ivanhoe sits within the Visalia, CA metro and posts a B- neighborhood rating with an Inner Suburb profile. Neighborhood occupancy is reported at 96.6%, which is competitive among Visalia neighborhoods (rank 43 out of 142) and in the top quintile nationally. For investors, that supports near-term leasing stability and reduces downtime risk relative to softer submarkets.
Renter-occupied housing accounts for about 40% of units in the neighborhood. This moderate renter concentration points to a meaningful, but not saturated, tenant base for a 54‑unit asset. Rent-to-income trends (neighborhood ratio near 0.14) indicate limited affordability pressure, which can aid lease retention even as operators pursue disciplined renewals.
Amenities are mixed: grocery access tests above many peers in the metro, and childcare coverage ranks favorably, while cafes, parks, and pharmacies are limited. The average school rating is low for the area, which may temper appeal for some family renters and should be reflected in leasing strategy and marketing.
Home values in the neighborhood are modest by California standards (median around the mid-$200Ks) and sit in a higher national percentile for value-to-income. In practical terms, ownership is more accessible here than in coastal markets, which can create some competition with entry-level buying; however, it also sustains renter reliance on multifamily among households prioritizing flexibility or avoiding ownership costs.
Within a 3-mile radius, recent years show population contraction alongside a smaller drop in households, indicating shifting household sizes. Projections point to household growth over the next five years, suggesting a gradual expansion of the local renter pool that should support occupancy and absorption if new supply remains measured.
Comparable crime data for this neighborhood is not available in WDSuite for a reliable rank or national percentile. Investors typically benchmark property-level experience against Visalia metro trends and municipal reports over multi-year periods to understand directional safety context and on-site operating needs.
As with any Inner Suburb location, prudent measures include reviewing recent police blotter summaries, confirming property lighting and access controls, and comparing incident trends to nearby neighborhoods rather than single blocks.
Nearby industrial and logistics employment helps underpin workforce renter demand. Key employer access includes International Paper, supporting steady commuting patterns for hourly and skilled labor.
- International Paper — paper & packaging operations (5.9 miles)
Built in 1992, the property is newer than much of the local housing stock, offering competitive positioning versus older inventory while leaving room for targeted system upgrades or value-add finishes. Neighborhood occupancy is strong and above many Visalia peers, supporting stable leasing and modest loss-to-lease recapture opportunities as turn scopes are executed.
Within a 3-mile radius, forecasts indicate household growth and rising incomes, pointing to a slowly expanding tenant base. At the same time, relatively accessible home values mean some competition from ownership; operators should emphasize convenience, flexibility, and quality-of-life upgrades to sustain retention. According to CRE market data from WDSuite, rent-to-income levels remain manageable, suggesting room for disciplined renewals without overextending affordability.
- Competitive 1992 vintage versus older area stock, with targeted value-add and systems planning potential.
- Strong neighborhood occupancy and above-median metro positioning support stable collections and reduced downtime.
- 3-mile household growth outlook and manageable rent-to-income ratios bolster renter demand and retention.
- Workforce employer access within a short drive supports leasing depth for hourly and skilled tenants.
- Risks: limited amenity set and lower school ratings may narrow segments; accessible ownership options can pressure rent growth if pricing outpaces local incomes.