| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 47th | Poor |
| Demographics | 7th | Poor |
| Amenities | 0th | Poor |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 18959 145th Ave, Porterville, CA, 93258, US |
| Region / Metro | Porterville |
| Year of Construction | 2003 |
| Units | 50 |
| Transaction Date | 2002-04-19 |
| Transaction Price | $58,000 |
| Buyer | POPLAR GROVE ASSOCIATES |
| Seller | KAWEAH MANAGEMENT COMPANY |
18959 145th Ave Porterville CA Multifamily Outlook
Renter demand appears durable and occupancy trends track near broader metro patterns, according to WDSuite’s CRE market data. This positioning supports steady leasing while the property’s larger unit sizes can appeal to households seeking space.
Located in Porterville within the Visalia, CA metro, the neighborhood skews residential with limited nearby retail and services. Amenity density is low (few cafes, groceries, parks, or restaurants within close reach), so residents typically rely on driving; investors should factor commute patterns and on-site conveniences into leasing strategy.
The property’s 2003 construction is meaningfully newer than the neighborhood’s older housing stock. That vintage can offer a competitive edge versus pre-war buildings in the area while still warranting selective modernization of interiors and building systems to meet current renter expectations.
Neighborhood tenure data indicates a relatively high share of renter-occupied housing compared with national patterns, which supports a deeper tenant base. Median asking rents in the area trend on the lower side within the metro, contributing to manageable affordability pressure and aiding lease retention.
Demographic statistics within a 3-mile radius show recent softness in population and household counts, but forecasts point to a return to modest growth over the next five years. That outlook suggests a gradual expansion of the renter pool, which can support occupancy stability and measured rent gains over a longer hold, based on CRE market data from WDSuite.
Home values in the neighborhood sit well below coastal California benchmarks. While a more accessible ownership landscape can create some competition with entry-level for-sale options, it also supports workforce housing demand; effective management and product differentiation remain important for pricing power.
Comparable, metro-ranked crime data for this specific neighborhood is not published in the provided dataset. Investors typically review city and county sources, trend reports, and property-level history to benchmark safety conditions against nearby Visalia-area neighborhoods and to inform operating assumptions.
The broader area is supported by regional industrial and corporate employers that draw a commuting workforce, which can aid renter demand and lease retention. Notable nearby employer:
- International Paper — packaging and paper (17.5 miles)
This 50-unit asset from 2003 offers larger average floorplans in a primarily residential pocket with limited competing amenity nodes. According to CRE market data from WDSuite, neighborhood occupancy trends align roughly with metro patterns while renter concentration remains comparatively high nationally—favorable for tenant depth and day-to-day leasing. The asset’s newer vintage versus much older local stock positions it well for a light-to-moderate value-add program targeting interiors and common areas to enhance competitiveness.
Area rents are relatively modest versus incomes, supporting retention and manageable affordability pressure. While the low-amenity setting and a more accessible ownership market can introduce competition, disciplined operations and thoughtful upgrades can sustain steady performance as nearby demographics gradually stabilize and expand over the forecast horizon.
- 2003 vintage competes well against older local stock; targeted modernization can unlock value
- Larger average unit sizes support family and roommate demand, aiding occupancy stability
- Renter concentration and metro-aligned occupancy underpin a stable tenant base
- Modest rent levels relative to incomes support retention and pricing flexibility
- Risks: limited nearby amenities, potential competition from ownership options, and small-market data volatility