| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 63rd | Good |
| Demographics | 63rd | Best |
| Amenities | 84th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 111 W School Ave, Visalia, CA, 93291, US |
| Region / Metro | Visalia |
| Year of Construction | 2003 |
| Units | 60 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
111 W School Ave Visalia Multifamily Investment
Positioned in an Inner Suburb corridor with a meaningful renter base and steady neighborhood occupancy, this asset benefits from durable demand drivers, according to WDSuite’s CRE market data. The location supports pragmatic rent growth management and retention without relying on speculative assumptions.
The property sits in a neighborhood rated A+ and ranked 1 out of 142 within the Visalia metro, signaling strong overall livability for a workforce renter profile. Restaurant access is a standout, landing in the top quartile nationally, and groceries and pharmacies are also comparatively dense for the area. Parks and childcare availability track above metro medians, reinforcing day-to-day convenience for residents.
Renter-occupied housing makes up a meaningful share of the neighborhood, supporting depth of tenant demand and leasing velocity. Neighborhood occupancy is in line with metro norms, which helps stabilize cash flows through cycles. Median home values trend on the higher side relative to local incomes (high national percentile), creating a high-cost ownership context that tends to sustain reliance on multifamily rentals and can aid lease retention.
Within a 3-mile radius, demographics point to recent population and household growth and a sizable family segment, indicating a larger tenant base over time. Forecasts call for continued expansion in households alongside rising incomes, which typically supports rent levels and occupancy stability as more renters enter the market. School ratings are above many peer areas locally, which can bolster longer-term resident tenure for family-oriented renters.
The asset’s 2003 construction is newer than the neighborhood’s typical 1960s vintage, offering relative competitiveness versus older stock while leaving room for targeted modernization to enhance positioning. Contract rents in the neighborhood have trended upward over the past five years, and a moderate rent-to-income profile suggests manageable affordability pressure, supporting lease renewal strategies.
Safety indicators here are competitive among Visalia neighborhoods (ranked 55 out of 142), though the area sits below the national midpoint on several measures. For investors, this points to a mixed profile: acceptable relative positioning locally with room for improvement compared to national benchmarks.
Trend data is notable: estimated violent incidents have decreased year over year at a pace that places the neighborhood in a stronger national percentile for improvement. Property-related incidents score closer to the national lower half, so prudent security measures and active management remain relevant to support resident retention and asset performance.
Nearby employment includes manufacturing and packaging operations that support a stable regional workforce and commuting patterns, with proximity that can aid leasing and retention. Specifically, this includes International Paper.
- International Paper — packaging and paper (6.9 miles)
This 60-unit, 2003-built asset offers relative competitiveness versus the neighborhood’s older housing stock while retaining value-add potential through selective modernization. Location fundamentals are supported by a meaningful renter-occupied share and neighborhood occupancy in line with metro norms. According to CRE market data from WDSuite, local amenities and a high-cost ownership landscape support sustained renter demand, while moderate rent burdens provide room for disciplined pricing and renewal strategies.
Demographic indicators within a 3-mile radius show growth in population and households and rising incomes, expanding the tenant base and supporting long-term leasing stability. While safety metrics sit below national midpoints, local trends show improvement, and standard operational measures can help manage this risk. Overall, the thesis centers on resilient demand drivers, relative vintage advantage, and measured upside from interior and common-area updates.
- 2003 vintage outcompetes older local stock while allowing targeted renovation upside
- Meaningful renter-occupied housing share supports tenant depth and steady leasing
- High-cost ownership context reinforces sustained rental demand and retention
- 3-mile demographics point to population and household growth supporting occupancy
- Risk: safety metrics trail national midpoints; operational focus and improvements recommended