| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Good |
| Demographics | 42nd | Best |
| Amenities | 17th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2500 W Henderson Ave, Porterville, CA, 93257, US |
| Region / Metro | Porterville |
| Year of Construction | 1999 |
| Units | 121 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
2500 W Henderson Ave Porterville Multifamily Opportunity
Neighborhood fundamentals are competitive within the Visalia metro, with rents and home values testing above national averages, according to WDSuite’s CRE market data. For investors, the key takeaway is steady renter demand in an owner-leaning area that supports occupancy stability and disciplined pricing.
The property sits in a Suburban neighborhood in Porterville rated B+ and competitive among Visalia, CA neighborhoods (ranked 40 out of 142). For investors, that positioning signals relative stability compared with many metro peers and supports consistent leasing conditions over a full cycle.
Rents and home values in the neighborhood benchmark above national averages, reinforcing rental demand and aiding lease retention. The neighborhood’s renter-occupied share is in the mid-30% range, indicating an owner-leaning housing base with a meaningful, but not saturated, tenant pool for multifamily. A rent-to-income profile around one-fifth suggests manageable affordability pressure, which can support retention and reduce volatility in turnover.
Amenity access is mixed. Grocery and dining options are present at moderate levels, while cafés, parks, and pharmacies are relatively limited in the immediate area. For asset operations, this typically favors value-oriented positioning and convenience-focused amenities on-site to differentiate versus older local stock.
Within a 3-mile radius, demographics point to population and household growth in recent years with further expansion projected, indicating a larger tenant base over the medium term. Household sizes are edging lower, which can support additional household formation and multifamily demand even as population grows. According to WDSuite’s CRE market data, the neighborhood’s average NOI per unit ranks well above most neighborhoods nationwide, underscoring income potential at stabilized occupancy. The average building vintage in the neighborhood skews older (late 1960s), while this asset’s 1999 construction is newer than local norms—often translating to fewer near-term capital needs and a competitive edge versus aging stock, while still warranting selective system upgrades or modernization for positioning.
Comparable, neighborhood-level safety metrics were not reported in the available WDSuite dataset for this location. Investors typically benchmark against metro and national trends when current data becomes available and incorporate property-level measures (lighting, access control, and management presence) into underwriting to support tenant retention and leasing stability.
Regional employment is anchored by industrial and corporate operations that draw commuters across the Visalia–Porterville area, supporting workforce housing demand and consistent leasing. Notable nearby employer:
- International Paper — paper & packaging (16.5 miles)
Built in 1999 with 121 units, the property is materially newer than the neighborhood average and should compete well against older Suburban stock in Porterville. Neighborhood data points to above-national benchmarks for rents and home values, an owner-leaning tenure mix that still sustains a meaningful renter pool, and NOI per unit performance that is strong by national standards. Within a 3-mile radius, recent and projected growth in population and households indicates a larger tenant base ahead, supporting occupancy stability and measured rent advancement. According to CRE market data from WDSuite, neighborhood-level income performance and rent positioning support a durable, value-oriented thesis for this asset class.
Key considerations for underwriting include modest local amenities, below-average school ratings, and a recent softening in neighborhood occupancy trends, which warrant conservative lease-up and retention assumptions. The property’s newer vintage relative to the area suggests fewer near-term capital needs, while targeted upgrades can further enhance competitiveness and rent capture versus older comparables.
- 1999 vintage competes well versus older local stock; selective modernization can enhance positioning
- Owner-leaning neighborhood with a stable renter pool supports occupancy and retention
- Above-national rent and home value benchmarks reinforce rental demand and pricing discipline
- 3-mile radius shows population and household growth, expanding the tenant base over time
- Risks: limited nearby amenities, below-average school scores, and recent softening in neighborhood occupancy