| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Fair |
| Demographics | 21st | Fair |
| Amenities | 62nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 233 N E St, Porterville, CA, 93257, US |
| Region / Metro | Porterville |
| Year of Construction | 1974 |
| Units | 22 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
233 N E St Porterville 22-Unit Multifamily
Neighborhood occupancy is strong and renter demand is deep at the neighborhood level, according to WDSuite’s CRE market data, positioning this 22-unit asset for steady leasing performance in Porterville, California.
Competitive among Visalia neighborhoods (ranked 28 of 142), the area around 233 N E St shows durable renter fundamentals at the neighborhood level, with occupancy trending above national norms and a high share of renter-occupied units that supports a stable tenant base. The property’s 1974 vintage is newer than the neighborhood’s older housing stock, suggesting relative competitiveness versus nearby Class C assets, while investors should still plan for systems modernization and common-area updates typical for 1970s construction.
Local convenience skews toward daily-needs retail: grocery and pharmacy access rank near the top of the metro, while parks and cafes are sparse. For family renters, average school ratings in the neighborhood trail national benchmarks, which can influence unit mix performance and retention strategies; operators may lean on in-unit features and service quality to offset this.
Within a 3-mile radius, WDSuite indicates recent population growth alongside a faster increase in households, expanding the pool of potential renters and supporting occupancy stability. Looking ahead, forecasts point to continued population and household gains over the next five years, implying a larger tenant base and sustained absorption for workforce-oriented units.
Ownership remains a high-cost path relative to local incomes (value-to-income levels are elevated), which helps sustain reliance on multifamily rentals. At the same time, neighborhood-level rent-to-income ratios sit in a manageable range, suggesting moderate affordability pressure and room for disciplined rent management rather than aggressive pushes that could elevate turnover risk.
Neighborhood-specific crime figures are not published in this dataset. Investors typically benchmark safety using broader Visalia metro trends, on-site observations, and management intel to gauge resident perceptions and operating practices such as lighting, access control, and partnership with local patrols. A prudent approach is to underwrite to current conditions and plan for common-sense improvements that support resident satisfaction and retention.
Regional manufacturing and distribution contribute to the renter base, with commuteable access supporting workforce housing demand. Notable nearby employer:
- International Paper — packaging & paper (18.4 miles)
This 22-unit, 1974-vintage asset is positioned for steady performance given the neighborhood’s above-average occupancy and strong renter concentration, according to commercial real estate analysis from WDSuite. The property’s vintage is newer than much of the surrounding stock, providing a competitive edge for leasing while leaving room for value-add through targeted modernization.
Neighborhood dynamics favor rentals: elevated ownership costs reinforce reliance on multifamily, while within a 3-mile radius both population and households have been increasing, expanding the tenant base and supporting occupancy stability. Operators should balance pricing power with measured affordability management, and account for softer school ratings and limited park/cafe amenities when planning retention and marketing.
- Stable neighborhood occupancy and high renter-occupied share support consistent leasing
- 1974 construction is newer than nearby stock, offering competitive positioning with modernization upside
- 3-mile radius population and household growth expands the renter pool for future absorption
- Elevated ownership costs in the area sustain reliance on rentals, aiding retention
- Risks: school ratings below national averages and limited parks/cafes may affect family renter retention