| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Fair |
| Demographics | 40th | Good |
| Amenities | 43rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1215 S Central St, Visalia, CA, 93277, US |
| Region / Metro | Visalia |
| Year of Construction | 1977 |
| Units | 32 |
| Transaction Date | 2016-12-06 |
| Transaction Price | $2,147,000 |
| Buyer | KAWEAH MANAGEMENT COMPANY INC |
| Seller | DEBERNARDO FRANK M |
1215 S Central St Visalia Multifamily Investment
Neighborhood occupancy is in the low-90s and has trended upward in recent years, supporting stable cash flow potential according to WDSuite’s CRE market data. For investors, renter demand is reinforced by a balanced renter base and a high-cost ownership market relative to incomes.
This Inner Suburb pocket of Visalia ranks 27th out of 142 metro neighborhoods, placing it competitive among Visalia neighborhoods and signaling steady housing demand (based on CRE market data from WDSuite). Grocery and dining access are relative strengths, with the neighborhood in the top quartile nationally for grocery availability and restaurants, which supports day-to-day convenience for residents.
Local rents sit near the national midpoint for comparable neighborhoods, while neighborhood occupancy is about 92.8% and has improved over the past five years — an indicator of leasing stability. The renter-occupied share at the neighborhood level is roughly one-third of housing units, suggesting a meaningful but not saturated tenant base to draw from.
Within a 3-mile radius, population and household counts have grown over the past five years and are projected to continue increasing, expanding the renter pool and supporting occupancy stability. Forecasts point to additional gains in households through the next cycle, which should benefit multifamily fundamentals in this submarket.
Median home values in the neighborhood are above the national midpoint, and the value-to-income ratio is elevated nationally, reinforcing reliance on multifamily housing for many households. At the same time, rent-to-income levels are moderate, which can support retention and reduce turnover risk when paired with disciplined lease management. Average school ratings in the area trend below national midpoints; investors should underwrite accordingly when targeting family renters.
Safety signals are mixed but generally around or better than national midpoints. Overall crime sits slightly safer than the national median (higher national percentile indicates safer areas), and violent offense rates track near the national middle with a notable year-over-year improvement trend. In contrast, property offenses are comparatively safer than many areas nationally, but recent year changes indicate some upward movement, warranting routine security and asset-management measures.
The employment base includes manufacturing and paper products, providing steady blue-collar and skilled operations roles that can support renter demand and commute convenience for workforce housing.
- International Paper — paper & packaging (7.8 miles)
1215 S Central St is a 32-unit asset built in 1977, newer than the neighborhood s average vintage. That positioning can help competitiveness versus older stock while still leaving room for targeted modernization or systems upgrades to drive yield. Neighborhood occupancy is roughly 92.8% with five-year improvement, and the renter base is meaningful without being saturated, supporting stable leasing conditions.
Ownership costs in the surrounding area are relatively high versus incomes, which tends to sustain multifamily demand, while rent-to-income levels are moderate for retention. Population and household growth within 3 miles — with further gains projected — point to a larger tenant base over time. According to commercial real estate analysis from WDSuite, local amenities skew toward grocery and dining access, adding to livability fundamentals even as school ratings and recent property offense trends suggest prudent underwriting and property management.
- 1977 vintage offers value-add potential alongside competitive positioning versus older neighborhood stock
- Neighborhood occupancy in the low-90s with five-year improvement supports leasing stability
- Elevated ownership costs with moderate rent-to-income reinforce rental demand and retention
- 3-mile population and household growth expand the tenant base over the hold period
- Risks: below-average school ratings and recent property offense volatility call for cautious underwriting and active management