| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 65th | Good |
| Demographics | 47th | Best |
| Amenities | 82nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1350 W Elowin Ave, Visalia, CA, 93291, US |
| Region / Metro | Visalia |
| Year of Construction | 1974 |
| Units | 48 |
| Transaction Date | 2011-04-19 |
| Transaction Price | $1,800,000 |
| Buyer | KAWEAH MANAGEMENT COMPANY |
| Seller | VISALIA GARDENS |
1350 W Elowin Ave Visalia Multifamily Investment
Neighborhood occupancy is high and amenity access is strong, supporting stable renter demand around 1350 W Elowin Ave, according to WDSuite’s CRE market data. These indicators are measured at the neighborhood level and point to durable cash flow potential relative to broader metro trends.
The property sits in an Inner Suburb pocket of Visalia that ranks 2 out of 142 metro neighborhoods (A+ neighborhood rating), making it competitive for workforce and middle-income renters. Amenity density is a relative strength, with cafes, parks, groceries, and pharmacies placing in the top quartile nationally, helping drive day-to-day convenience that supports leasing and retention.
Neighborhood occupancy is reported at 98%, which is above the metro median and in the upper tier nationally. For multifamily investors, that level typically correlates with steadier collections and fewer concessions, particularly when paired with solid household incomes and service retail nearby.
Within a 3-mile radius, the renter-occupied share is 44.4%, indicating a sizable tenant base for a 48-unit asset. Population and household counts have grown over the last five years, and forecasts point to further population growth and an increase in households, expanding the local renter pool and supporting occupancy stability.
Median home values in the neighborhood context are elevated for the region, and rent-to-income levels are modest (neighborhood rent-to-income is measured at 0.12). For operators, this combination can sustain renter reliance on multifamily housing while leaving room for disciplined rent management without materially increasing affordability pressure.
School ratings run below national norms, which can matter for some family renters; however, the broader amenity mix and employment access tend to underpin demand from a wide range of household types. As always, underwriting should reflect unit mix strategy relative to these dynamics.
Safety indicators point to comparatively favorable conditions versus many U.S. neighborhoods, with the area trending in the top quartile nationally. At the same time, within the Visalia metro the neighborhood’s crime rank is 12 out of 142, indicating higher reported crime than many local peers. Taken together, investors should view the area as comparatively safer on a national basis but monitor local patterns against submarket comps.
Recent trend data also shows meaningful year-over-year declines in both violent and property offenses, suggesting improving conditions. Use property-level measures and compare to nearby submarkets to validate assumptions in loss-to-lease, insurance, and security line items.
The immediate employment base skews toward regional manufacturing and logistics, supporting workforce housing demand and commute convenience for renters. Nearby employers include International Paper.
- International Paper — paper & packaging (7.9 miles)
This 48-unit asset benefits from a high-occupancy neighborhood, strong amenity access, and a sizable renter base within a 3-mile radius. According to CRE market data from WDSuite, neighborhood occupancy trends sit above metro norms, while a modest rent-to-income profile and elevated local home values help sustain rental demand and support pricing discipline. Population and household growth, alongside proximity to regional employers, further reinforces day-to-day leasing stability.
Key considerations include below-average school ratings and metro-relative safety rank, which warrant careful unit-mix and asset management strategies. Overall, the balance of demand drivers suggests durable performance potential with standard operational risk controls.
- High neighborhood occupancy supports stable collections
- Strong amenity access and incomes aid retention
- Growing 3-mile population and households expand the renter pool
- Proximity to regional employers supports workforce demand
- Risks: below-average school ratings and metro-relative safety rank require targeted management