| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 53rd | Fair |
| Demographics | 12th | Poor |
| Amenities | 47th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 548 E Honolulu St, Lindsay, CA, 93247, US |
| Region / Metro | Lindsay |
| Year of Construction | 2008 |
| Units | 43 |
| Transaction Date | 2006-01-18 |
| Transaction Price | $237,000 |
| Buyer | LIBERTY FAMILY ASSOCIATES |
| Seller | CAL CITRUS SERVICE TWO |
548 E Honolulu St, Lindsay, CA Multifamily Investment
Neighborhood occupancy is firm and sits above the national median, according to WDSuite’s CRE market data, offering investors a signal of renter demand stability in this Visalia-area submarket; note this reflects neighborhood occupancy, not the property’s performance.
The property’s Lindsay location functions as an inner-suburban node within the Visalia, CA metro, with a neighborhood rating of B- among 142 metro neighborhoods. Cafes rank competitively (12 of 142), placing the area in the top quartile nationally for cafe density, and pharmacies also trend strong (25 of 142). Grocery access is competitive among Visalia neighborhoods (54 of 142), while restaurants sit in a similar competitive band. Park and childcare density are limited, which may influence lifestyle appeal for some renters.
Neighborhood occupancy is 93.8% (64th percentile nationally), indicating above-median utilization versus U.S. peers and suggesting a reasonable base for lease stability. Median contract rents at the neighborhood level benchmark on the lower side nationally, and the rent-to-income ratio trends in a lower percentile, pointing to comparatively lighter affordability pressure that can support retention and measured pricing actions, subject to local demand.
Vintage matters for capital planning: the neighborhood’s average construction year skews older (mid-20th century), while this asset was built in 2008. That relative youth can improve competitive positioning versus older local stock and may reduce near-term systems-related capital needs; investors should still budget for modernization to maintain leasing momentum over hold.
Renter-occupied share is high at the neighborhood level (64% of housing units; top decile nationally), signaling a deep renter base that supports multifamily demand. Within a 3-mile radius, recent data show essentially flat household counts alongside population softness, but forecasts point to increases in households and incomes through 2028, which would expand the local renter pool and support occupancy if realized.
Home values in the neighborhood are moderate in absolute terms but high relative to incomes (value-to-income ratio ranks in the top decile metro-wide and nationally elevated). In practice, a high-cost ownership context relative to earnings can reinforce reliance on rental housing, aiding tenant retention and underpinning steady leasing where product and management are competitive.
Comparable neighborhood-level safety indicators were not available in the dataset for this location. Investors typically benchmark local conditions against Visalia metro norms and confirm trends through municipal reports and on-the-ground diligence. Framing risk at the neighborhood—not block—level helps align underwriting assumptions with broader leasing and retention dynamics.
Proximity to regional employers supports workforce housing demand, with commuting access that can aid retention and day-to-day leasing. Notable nearby employer includes International Paper.
- International Paper — packaging materials offices (8.6 miles)
Built in 2008 with 43 units averaging roughly 1,100 square feet, the asset is newer than much of the surrounding housing stock, which tends to be mid-century. That relative vintage positions the property well against older comparables and may temper near-term capex, while targeted upgrades can capture value-add upside. Neighborhood occupancy trends above the national median and the renter-occupied share is high, indicating a sizable tenant base. According to CRE market data from WDSuite, neighborhood rents benchmark on the modest side nationally and rent-to-income ratios are comparatively lower, which supports retention and disciplined rent growth in line with product quality and management.
Within a 3-mile radius, recent softness in population contrasts with forecasts showing growth in households and incomes through 2028—conditions that would expand the renter pool and help sustain occupancy if realized. Limited park and childcare density are trade-offs to consider, but daily-needs access (grocery, pharmacy) is competitive within the metro. Overall, the combination of stable neighborhood utilization, high renter concentration, and a relatively young physical plant forms a balanced, long-term thesis with clear levers for operational execution.
- 2008 vintage offers competitive positioning versus older neighborhood stock, with targeted modernization potential
- Neighborhood occupancy above national median supports leasing stability and cash flow durability
- High renter-occupied share indicates a deep tenant base and consistent demand for multifamily units
- Modest neighborhood rents and lower rent-to-income ratios support retention and measured pricing actions
- Risks: limited parks/childcare density and historically soft population require conservative underwriting and active asset management