| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 59th | Fair |
| Demographics | 19th | Fair |
| Amenities | 23rd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 41730 Road 128, Orosi, CA, 93647, US |
| Region / Metro | Orosi |
| Year of Construction | 1990 |
| Units | 42 |
| Transaction Date | 2011-06-22 |
| Transaction Price | $287,500 |
| Buyer | TULARE 2010 COMMUNITY PARTNERS L P |
| Seller | ALTA VISTA INVESTORS |
41730 Road 128 Orosi Multifamily Investment Opportunity
Stabilized renter demand and competitive neighborhood occupancy support a steady leasing story, according to WDSuite’s CRE market data, with ownership costs that tend to keep households in the rental pool. This 1990-vintage, 42-unit asset stands relatively modern versus much of the local housing stock.
Located in Orosi within the Visalia, CA metro, the neighborhood shows occupancy that trends above the national median (neighborhood occupancy measures, not property-level), and a renter-occupied share around two-fifths — together suggesting a meaningful tenant base and support for lease stability, based on commercial real estate analysis from WDSuite. Median contract rents in the neighborhood sit near the national mid-range, which can aid retention while allowing measured pricing power.
Amenity access is practical rather than extensive: grocery and restaurant density compare favorably to national norms, while parks, cafes, and pharmacies are limited within the neighborhood. Average school ratings land near the national middle. For investors, this mix implies workforce-oriented housing dynamics with day-to-day conveniences nearby but fewer lifestyle amenities to differentiate leasing.
Home values in the area are above the national midpoint, and value-to-income metrics indicate a relatively high-cost ownership market versus incomes. That context typically reinforces renter reliance on multifamily housing and can support occupancy and renewal rates.
Within a 3-mile radius, demographic statistics indicate recent population levels have been roughly stable, while forecasts point to smaller average household sizes and an increase in total households. More, smaller households generally broaden the renter pool and can support absorption and occupancy, even if headcount growth slows.
Vintage context matters: much of the surrounding housing stock skews older, while this asset’s 1990 construction is newer than the neighborhood average. That typically improves competitive positioning against older comparables, though investors should still underwrite routine modernization and systems updates as part of capital planning.
Neighborhood safety metrics are mixed relative to peers. Overall crime performance is competitive among Visalia neighborhoods (ranked within the better-performing 40% of 142 metro neighborhoods), and violent offense rates sit above the national median. However, recent year-over-year trends show some volatility in violent offenses compared with national peers, which warrants monitoring in underwriting and management planning.
Property offense indicators compare favorably in national terms (upper percentiles denote comparatively safer conditions), while broader patterns can still vary by micro-area and over time. Investors should rely on current, property-specific measures and continue tracking local trendlines alongside neighborhood benchmarks from WDSuite.
The employment base features regional manufacturing and packaged goods operators that support workforce housing demand and commuting convenience. Nearby employers include International Paper and Con Agra Foods.
- International Paper — paper & packaging (17.8 miles)
- Con Agra Foods — food processing (44.6 miles)
This 42-unit, 1990-built asset offers a relatively modern vintage versus much of the surrounding housing stock, which can enhance competitiveness against older rentals. Neighborhood occupancy is solid and renter-occupied housing shares indicate a deep tenant base, while homeownership looks comparatively expensive versus incomes — conditions that often sustain rental demand and support renewal probability. According to CRE market data from WDSuite, local rents are near national mid-range levels, suggesting room for carefully managed growth without overreaching affordability.
Forward-looking 3-mile demographics point to smaller household sizes and more total households, implying a broader renter pool even if population growth is muted. The amenity set is functional (not premium), so demand should skew workforce and value-oriented; investors can focus on maintenance reliability, unit finishes, and operational efficiency to capture steady occupancy. Key watch items include safety trend volatility and the limited lifestyle amenity base, both manageable with prudent underwriting and resident retention strategies.
- 1990 vintage is newer than area norms, enhancing competitive positioning while allowing targeted modernization
- Neighborhood occupancy and renter concentration support a stable tenant base and renewal potential
- Ownership costs vs. incomes reinforce reliance on rentals, aiding pricing power at practical rent levels
- 3-mile outlook shows more total households and smaller sizes, widening the renter pool and supporting absorption
- Risks: monitor safety trend volatility and limited lifestyle amenities; prioritize property-specific operations and retention