| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Best |
| Demographics | 28th | Good |
| Amenities | 17th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1208 N Cato Ct, Visalia, CA, 93292, US |
| Region / Metro | Visalia |
| Year of Construction | 1986 |
| Units | 25 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1208 N Cato Ct Visalia Multifamily Investment
Neighborhood occupancy is 96.5%, signaling steady renter demand, according to WDSuite’s CRE market data. With a renter-occupied share near 52% locally, the asset sits in a tenant-driven pocket of Visalia that can support consistent leasing.
This Inner Suburb neighborhood carries a B+ rating and is competitive among Visalia neighborhoods, with occupancy in the top quintile nationally. For investors, that points to durable demand and fewer lease-up frictions compared with softer submarkets, based on CRE market data from WDSuite.
Renter-occupied housing comprises about 52% of local units, indicating a sizable tenant base that can support absorption and retention across cycles. Within a 3-mile radius, population and household counts have grown in recent years, with forecasts calling for further population growth and an increase in households through 2028 — trends that expand the renter pool and support occupancy stability.
Local amenities are modest: grocery access benchmarks around the metro median, while restaurants are close to national mid-range levels. Parks, pharmacies, cafes, and childcare options are limited within the immediate neighborhood, so the property’s draw leans more on value, household growth, and commute convenience than on lifestyle clustering.
Home values in the neighborhood sit above national norms, and the value-to-income ratio is elevated relative to many U.S. areas. That high-cost ownership backdrop often sustains reliance on rental housing, while a rent-to-income ratio around 0.18 suggests manageable affordability pressure that can aid lease retention and disciplined pricing.
Safety trends are mixed when viewed locally versus nationally. Within the Visalia metro, the neighborhood’s crime position ranks toward the higher-incident end (ranked near the bottom among 142 neighborhoods), signaling that owners should maintain pragmatic security and operating protocols. Nationally, property-related offenses benchmark in the top quartile, while violent incidents sit closer to the national midpoint — a more balanced profile in broader context.
Recent momentum is constructive: year-over-year estimates indicate a sharp decline in property offenses and a meaningful decrease in violent incidents, according to WDSuite’s CRE market data. While investors should underwrite sensible safety measures, the directional improvement supports a stable-operating thesis.
Proximity to industrial employment helps support workforce housing demand and commute convenience for tenants. Notably, the following nearby employer anchors the area’s employment base.
- International Paper — paper & packaging (5.3 miles)
This 25-unit asset with average 845 sq. ft. homes benefits from a renter-weighted neighborhood (about 52% renter-occupied units) and high occupancy at the neighborhood level, which sits above many peer areas. Population and household growth within a 3-mile radius — with forecasts calling for more households through 2028 — point to a larger tenant base that can support leasing velocity and occupancy stability.
Elevated neighborhood home values and a higher value-to-income landscape reinforce reliance on rentals, while a moderate rent-to-income ratio indicates manageable affordability pressure that can aid retention. According to CRE market data from WDSuite, amenity depth is modest locally, so the investment case leans on steady demand fundamentals, workforce proximity, and disciplined operations rather than lifestyle premiums.
- High neighborhood occupancy and sizable renter base support leasing stability
- 3-mile population and household growth expand the renter pool over the forecast period
- Elevated ownership costs in the area sustain rental reliance while rent-to-income remains manageable
- Risks: limited amenity depth and a higher-incident local crime rank vs. metro peers call for prudent operations