| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 48th | Poor |
| Demographics | 28th | Good |
| Amenities | 42nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 93 E Date Ave, Porterville, CA, 93257, US |
| Region / Metro | Porterville |
| Year of Construction | 2003 |
| Units | 78 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
93 E Date Ave Porterville Multifamily Investment
Neighborhood occupancy is steady and renter demand is deep relative to the metro, according to WDSuite’s CRE market data, supporting a durable cash flow profile for a 2003-vintage asset in Porterville.
The property sits in an Inner Suburb of the Visalia, CA metro with a B+ neighborhood rating, indicating balanced livability for workforce renters. Neighborhood occupancy is around 93% (neighborhood-level figure), suggesting generally stable leasing conditions rather than frequent turnover. Renter-occupied housing is a large share of the local stock at roughly 73%, pointing to a deep tenant base for multifamily operators.
Daily-needs access is a relative strength: grocery availability ranks near the top among 142 metro neighborhoods and is in the upper national percentiles, while pharmacy access is also strong. Restaurant density is competitive locally, though parks and cafes are limited in the immediate neighborhood. Average school ratings are in the top quartile among 142 Visalia metro neighborhoods, which can aid long-term retention for family renters.
The asset’s 2003 construction is newer than the neighborhood’s typical 1970s vintage, which can enhance competitive positioning versus older stock; investors should still plan for mid-life system upgrades and selective modernization to meet current renter expectations.
Within a 3-mile radius, recent population and household growth have expanded the renter pool, and forecasts point to further increases in households over the next five years. Median contract rents in the area have been rising from a relatively accessible base, and the rent-to-income profile indicates manageable affordability pressure today—factors that can support occupancy stability and measured pricing power. Based on commercial real estate analysis from WDSuite, ownership costs in this submarket remain comparatively accessible, so operators should balance rent growth goals with retention and potential competition from entry-level ownership.
Neighborhood-level crime metrics were not available in WDSuite for this location at the time of analysis. Investors typically benchmark site selection using city and metro trend comparisons and on-the-ground diligence rather than block-level assumptions. In practice, operators can evaluate safety by reviewing recent comparable asset performance, insurer feedback, and local enforcement trend reports.
The surrounding area draws from a regional employment base that supports workforce housing demand. Notable nearby employer:
- International Paper — packaging and paper (19.3 miles)
This 78-unit, 2003-vintage community benefits from steady neighborhood occupancy and a high concentration of renter-occupied housing, supporting a consistent tenant pipeline. Within a 3-mile radius, population and household counts have been rising and are projected to continue increasing, which can reinforce leasing stability over a multi-year hold. According to CRE market data from WDSuite, local rents have been advancing off a comparatively accessible base while rent-to-income levels indicate manageable affordability pressure—conditions that can support measured rent growth rather than outsized spikes.
The asset’s newer vintage versus the area’s 1970s average provides a competitive edge against older properties, though investors should underwrite mid-life capital items and targeted upgrades to maintain positioning. With grocery and pharmacy access performing well against metro peers but limited park and cafe density nearby, operators can emphasize on-site amenities and service quality to drive retention.
- Stable neighborhood occupancy and sizeable renter-occupied share support durable leasing
- 2003 construction outcompetes older local stock; plan selective modernization for continued appeal
- 3-mile population and household growth expand the tenant base, aiding long-term demand
- Rents rising from an accessible base with manageable rent-to-income supports measured pricing power
- Risks: limited nearby parks/cafes, comparatively accessible ownership options, and mid-life CapEx needs