| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 56th | Fair |
| Demographics | 21st | Fair |
| Amenities | 7th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 41796 Road 105, Sultana, CA, 93666, US |
| Region / Metro | Sultana |
| Year of Construction | 1992 |
| Units | 36 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
41796 Road 105 Sultana Multifamily Investment Opportunity
Renter concentration in the surrounding neighborhood sits around half of housing units, supporting a stable tenant base for a 36-unit asset, according to WDSuite’s CRE market data. While local occupancy trails stronger Visalia submarkets, larger floor plans can help capture demand from family households seeking space.
Sultana is a suburban pocket within the Visalia, CA metro with a neighborhood rating of C and occupancy that sits below the metro median. The area’s renter-occupied share is roughly half of all housing units, which signals a meaningful pool of multifamily demand even as leasing velocity can vary by property positioning, per commercial real estate analysis from WDSuite.
The property’s 1992 vintage is newer than much of the neighborhood housing stock (average vintage around the 1950s). That relative youth can be a competitive edge versus older inventory, though investors should plan for system upgrades and modernization typical of early-1990s construction to sustain rentability and retention.
Amenities in the immediate area are limited—cafes, restaurants, parks, and pharmacies are sparse—while grocery access is present but not dense. This skews the location toward drive-to convenience rather than walkability. School ratings in the neighborhood sit below many metro peers; family demand is present, but leasing strategies may need to emphasize unit size, value, and commute access.
Within a 3-mile radius, recent years show population and household growth, expanding the local renter pool; forward-looking data points to smaller average household sizes and an increase in total households even as overall population could soften. For multifamily investors, this mix suggests a broader base of households to serve, with potential for steady absorption if pricing and finishes align with income levels.
Home values in the neighborhood are elevated relative to many U.S. areas (high national percentile), and the value-to-income ratio ranks near the top of the metro. In investor terms, a high-cost ownership market tends to sustain reliance on rental housing, while current rent-to-income levels appear manageable—supporting lease retention and measured pricing power when renovations add discernible value.
Compared with many neighborhoods nationwide, the area scores in the safer tiers, with violent and property offense measures landing in high national percentiles (top quartile nationally). Within the Visalia metro, crime ranks among the better-performing neighborhoods out of 142, indicating comparatively favorable conditions for residents and operators.
Year over year, both violent and property offense estimates have trended lower, which supports operational stability from a leasing and retention standpoint. As always, safety conditions vary by block and over time; investors should validate on-the-ground patterns during diligence.
Regional employment is supported by manufacturing and food processing, which can underpin workforce housing demand and commute convenience for renters at this address. Key nearby employers include International Paper and Con Agra Foods.
- International Paper — packaging and paper manufacturing (19.1 miles)
- Con Agra Foods — food processing (41.6 miles)
This 36-unit, 1992-built property offers larger-than-typical floor plans that align with the area’s family-oriented renter base. The neighborhood’s renter-occupied share is roughly half of housing units, providing a solid demand foundation even as overall occupancy sits below stronger Visalia pockets. According to CRE market data from WDSuite, elevated ownership costs in the area reinforce reliance on rental housing, while current rent-to-income levels suggest room for measured rent growth when paired with targeted upgrades.
Forward-looking 3-mile demographics indicate smaller household sizes and an increase in total households, which can broaden the tenant base despite softer population projections. Given limited nearby amenities and below-average school ratings, execution should center on value, space, and operational consistency—modernizing 1990s systems and finishes to enhance lease retention and steady absorption.
- 1992 vintage offers competitive positioning versus older neighborhood stock, with clear modernization paths to drive rentability.
- Larger unit sizes support family demand and retention in a renter base that’s roughly half of local housing units.
- Elevated ownership costs sustain rental reliance; manageable rent-to-income supports measured pricing power post-upgrades.
- 3-mile outlook shows more households and smaller sizes, expanding the addressable renter pool even amid population softness.
- Risks: amenity scarcity and below-average school ratings; neighborhood occupancy trails stronger Visalia areas, requiring precise positioning.