| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 58th | Fair |
| Demographics | 22nd | Fair |
| Amenities | 25th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 12489 Avenue 416, Orosi, CA, 93647, US |
| Region / Metro | Orosi |
| Year of Construction | 1985 |
| Units | 32 |
| Transaction Date | 2011-06-22 |
| Transaction Price | $67,000 |
| Buyer | TULARE 2010 COMMUNITY PARTNERS L P |
| Seller | OROSI INVESTORS |
12489 Avenue 416 Orosi Multifamily Investment Potential
Neighborhood occupancy remains strong, supporting stable leasing dynamics for a 32-unit asset, based on CRE market data from WDSuite. The setting offers balanced renter demand with room for value-add execution.
This Inner Suburb location in the Visalia metro carries a B- neighborhood rating and shows durable renter demand. Neighborhood occupancy is 98.4% (neighborhood-level), placing the area above the metro median and in the top quartile nationally, according to WDSuite’s CRE market data. Renter-occupied housing accounts for 47.7% of units in the neighborhood, indicating a meaningful tenant base for multifamily operators without overreliance on any single tenure segment.
Livability is serviceable for workforce households: grocery access is competitive among Visalia neighborhoods (ranked 40 out of 142), while restaurant density trends near the upper end nationally. By contrast, parks, pharmacies, and cafes are limited in the immediate area, which can modestly affect walkable amenity appeal. Average school ratings trend above the national median and near the top of the Visalia metro (ranked 6 of 142), supporting family-oriented renter retention.
The property’s 1985 vintage is newer than the neighborhood’s average construction year (1954). That relative age can help competitiveness versus older stock, though investors should plan for selective system updates and common-area refreshes typical for assets of this era.
Within a 3-mile radius, demographics indicate a large family presence and a renter pool that remains substantial. Recent trends show population roughly flat, with projections suggesting fewer residents but more households as average household sizes decline. For multifamily, that mix typically supports steady unit absorption and resilience for smaller floor plans, while reinforcing the importance of effective pricing and lease management.
Home values in the neighborhood are lower than many California markets, yet the value-to-income relationship trends on the higher side nationally, while the neighborhood rent-to-income ratio around 0.16 suggests manageable tenant affordability. In practice, this combination can sustain reliance on rental housing and help retention, though ownership alternatives may still compete at certain price points.
Neighborhood-level crime metrics were not available in WDSuite for this area at the time of publication. Investors should benchmark property operations against broader Visalia metro trends and monitor local law enforcement and community reports for directional changes rather than block-level conclusions.
Proximity to regional manufacturing and food processing employers anchors a broad workforce tenant base and supports commute convenience for residents. The employers below reflect nearby nodes that can contribute to leasing stability.
- International Paper — paper & packaging (17.8 miles)
- Con Agra Foods — food processing (44.1 miles)
This 32-unit, 1985-vintage asset benefits from neighborhood-level occupancy strength and a balanced renter base. According to CRE market data from WDSuite, the area’s occupancy sits above the Visalia metro median and among the stronger cohorts nationally, suggesting support for steady leasing and retention. Relative to older local stock, the vintage positions the property competitively, though investors should underwrite targeted capital plans to modernize interiors and key systems where needed.
Within a 3-mile radius, the renter pool is sizable and expected to evolve as household sizes trend lower and household counts increase even if population growth softens. Coupled with a moderate rent-to-income profile and ownership costs that can keep households engaged with rental options, the submarket supports durable multifamily demand. Operators who pair thoughtful renovations with disciplined lease management can target stable occupancy with measured rent positioning.
- Neighborhood occupancy trends support stable leasing and retention
- 1985 vintage offers value-add and competitive positioning versus older stock
- 3-mile demographics point to a resilient renter base as household sizes decline
- Risks: limited walkable amenities and potential capex for systems typical of mid-1980s construction