| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 51st | Poor |
| Demographics | 12th | Poor |
| Amenities | 8th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 735 E Terra Bella Ave, Pixley, CA, 93256, US |
| Region / Metro | Pixley |
| Year of Construction | 1988 |
| Units | 40 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
735 E Terra Bella Ave Pixley 40-Unit Multifamily
High renter concentration in the neighborhood supports a deeper tenant base and steady leasing potential, according to WDSuite’s CRE market data.
The property sits in a suburban pocket of Pixley where retail and daily-needs options are sparse (amenity density ranks 95th of 142 within the Visalia metro and is in the lower decile nationally). For investors, limited nearby amenities can modestly weigh on walkability, making onsite conveniences and parking important for retention.
Neighborhood housing is older on average (typical construction circa 1951 across local stock), while this asset’s 1988 vintage is comparatively newer. That positioning can be competitive against aging inventory, though planning for system updates and selective interior renovations remains prudent for modernization and value-add.
Renter-occupied housing accounts for a large share of neighborhood units (ranked 14th of 142 metro neighborhoods; top decile nationally), indicating a sizable tenant pool and depth of demand for multifamily. Neighborhood occupancy has drifted lower over the past five years, so disciplined leasing and asset-specific amenities may be needed to sustain stability.
Within a 3-mile radius, recent trends show households increasing even as population edged down, pointing to smaller household sizes and continued need for rental options. Looking ahead, projections from WDSuite indicate population and household growth over the next five years, which would expand the renter pool and support occupancy. Median home values remain lower than major California metros, which can create some competition from ownership; lease management and product differentiation will be important to maintain pricing power. Rent-to-income levels appear manageable for many local households, supporting retention with thoughtful renewal strategies informed by commercial real estate analysis.
Relative to the Visalia, CA metro, the neighborhood’s composite crime score is competitive (ranked 9th of 142, which is top quartile among metro neighborhoods) and sits in the upper tiers nationally (around the 77th percentile). Recent data from WDSuite suggests estimated violent and property offense rates have declined year over year, a constructive trend for leasing confidence, though performance can vary by block and property operations.
Industrial and packaging employment within commuting range supports workforce housing demand and can aid retention for residents with regional ties, including roles at International Paper.
- International Paper — paper & packaging (24.4 miles)
This 40-unit, 1988-vintage asset offers a value proposition anchored by a high renter concentration in the surrounding neighborhood and a tenant base that skews toward workforce households. According to CRE market data from WDSuite, neighborhood occupancy has softened versus prior years, but renter depth remains strong, suggesting that practical upgrades and disciplined leasing can stabilize performance relative to older competing stock.
The submarket’s limited amenity density and more accessible ownership costs mean pricing power is earned through property-level advantages—functional renovations, parking, and responsive management. Forecast growth in households within a 3-mile radius points to a larger tenant base over the medium term, supporting occupancy stability for well-operated communities.
- Newer-than-local-stock (1988) with clear value-add via targeted interior updates and systems modernization
- High share of renter-occupied housing in the neighborhood supports a deeper tenant pool and steady leasing
- Household growth projected within 3 miles, expanding the renter base and supporting occupancy over time
- Pricing strategy should account for more accessible ownership options and limited nearby amenities
- Watchlist: neighborhood occupancy has eased in recent years; leasing execution and amenity programming are key