| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Fair |
| Demographics | 21st | Fair |
| Amenities | 62nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 200 N E St, Porterville, CA, 93257, US |
| Region / Metro | Porterville |
| Year of Construction | 2011 |
| Units | 70 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
200 N E St, Porterville CA — 2011 Vintage, 70-Unit Multifamily
Neighborhood fundamentals point to steady renter demand and high occupancy stability, according to WDSuite’s CRE market data, with this 2011 asset positioned competitively versus older local stock.
Livability, demand drivers, and local context
Located in an Inner Suburb pocket of Porterville within the Visalia, CA metro, the neighborhood holds an A- rating and ranks 28 out of 142 metro neighborhoods — a top quartile position locally. For investors, that standing suggests solid neighborhood dynamics relative to the metro set, with occupancy conditions and renter depth supportive of leasing stability.
Renter-occupied share is high at the neighborhood level, indicating a deep tenant base for multifamily. Neighborhood occupancy is reported at 96.1%, placing it in the top quartile nationally; this typically supports lower turnover risk and more predictable cash flow across cycles. The property’s 2011 construction is newer than the neighborhood’s older average vintage (1951), which can enhance competitiveness against legacy assets, though investors should still plan for normal mid-life system updates and potential repositioning.
Retail and daily-needs access skew favorable: grocery and pharmacy densities rank among the strongest locally, and restaurants are plentiful, while parks and cafes are comparatively limited. For family-oriented renters, the average school rating is below the national median; lease strategy may need to emphasize unit quality and convenience over school-driven demand.
Within a 3-mile radius, demographics show population and household growth over the past five years, with forecasts pointing to additional increases in households and a slightly smaller average household size — trends that typically expand the renter pool and support occupancy. Home values are relatively elevated versus local incomes (high national value-to-income percentile), which tends to reinforce reliance on rentals; rent-to-income levels remain moderate, aiding retention and lease management. These patterns are consistent with what multifamily property research often highlights for workforce-oriented markets, based on CRE market data from WDSuite.
Safety is an important underwriting consideration. WDSuite’s dataset for this neighborhood does not include a comparable crime rank or national percentile, so investors should review recent municipal reports and trends for additional context and monitor property-level security needs as part of operations planning.
Regional employment includes manufacturing and paper products, supporting commuting tenants who prioritize drive-time access to industrial employers.
- International Paper — paper & packaging (18.4 miles)
This 70-unit, 2011-vintage property benefits from a neighborhood with top-quartile occupancy nationally and a high concentration of renter-occupied housing units, supporting demand depth and lease stability. The asset’s newer construction relative to the area’s older stock can be a competitive factor in capturing tenants who value contemporary layouts and building systems, while allowing for selective value-add or modernization to drive rent positioning over time.
Demographic trends within a 3-mile radius show recent and forecast growth in households that should expand the tenant base. Ownership remains a higher-cost path relative to local incomes, which typically sustains rental demand and helps support pricing power, while moderate rent-to-income levels suggest manageable affordability pressure for lease retention. According to CRE market data from WDSuite, daily-needs retail access is strong, though limited parks/cafes and below-average school ratings may require targeted marketing and amenity programming.
- Newer 2011 construction versus older neighborhood stock supports competitive positioning with selective value-add upside
- High neighborhood occupancy and strong renter concentration underpin demand stability and lower turnover risk
- 3-mile household growth and reliance on rentals point to a larger tenant base and steady leasing
- Daily-needs access (grocery/pharmacy/restaurants) supports livability and retention
- Risks: limited parks/cafes, below-average school ratings, and incomplete crime data warrant conservative underwriting