| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 61st | Good |
| Demographics | 41st | Best |
| Amenities | 45th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 200 E Cameron Ave, Visalia, CA, 93277, US |
| Region / Metro | Visalia |
| Year of Construction | 2008 |
| Units | 96 |
| Transaction Date | 2019-03-26 |
| Transaction Price | $16,320,000 |
| Buyer | DHILLON BIR S |
| Seller | CP VISALIA LLC |
200 E Cameron Ave Visalia Multifamily Investment
This 96-unit property benefits from above-average household incomes and stable neighborhood-level occupancy rates, according to CRE market data from WDSuite.
The property sits within an A-rated neighborhood that ranks in the top quartile among 142 metro neighborhoods for household income, with a median of $104,684 representing the 77th percentile nationally. Built in 2008, this asset is significantly newer than the neighborhood's 1983 average construction year, potentially reducing near-term capital expenditure requirements and strengthening competitive positioning against older inventory.
Neighborhood-level occupancy stands at 91.6%, while 29.3% of housing units are renter-occupied, indicating a stable rental market foundation. The area demonstrates solid tenant retention fundamentals with median contract rents of $1,309 ranking 15th among metro neighborhoods and achieving the 70th percentile nationally. Within a 3-mile radius, demographics show 52,080 residents with projected growth to 56,793 by 2028, representing a 9.1% increase that supports expanding the renter pool.
The neighborhood offers reasonable amenity access with restaurants and cafes ranking in the 70th and 83rd percentiles nationally respectively, supporting tenant appeal. However, childcare and pharmacy availability rank last among metro neighborhoods, which may affect family-oriented tenant attraction. Home values averaging $331,184 help sustain rental demand by maintaining elevated ownership costs relative to rental alternatives.
The neighborhood demonstrates favorable safety metrics compared to regional and national benchmarks. Property crime rates rank 44th among 142 metro neighborhoods, placing it in the 78th percentile nationally. More notably, violent crime rates show strong improvement, declining 61.7% year-over-year and ranking 6th metro-wide for crime reduction, achieving the 90th percentile nationally for safety improvements.
Current violent crime rates of 11.7 incidents per 100,000 residents rank 34th among metro neighborhoods, representing the 67th percentile nationally. The combination of below-average crime levels and substantial recent improvements in safety trends supports tenant retention and property positioning within the broader Visalia market.
The employment base features corporate office presence that supports workforce housing demand in the area.
- International Paper — corporate offices (6.6 miles)
This 2008-vintage property benefits from newer construction relative to the neighborhood average, potentially reducing capital expenditure pressures while maintaining competitive positioning. The surrounding area demonstrates solid fundamentals with above-average household incomes ranking in the top quartile metro-wide and neighborhood-level occupancy rates of 91.6%. Demographic projections show 9.1% population growth within a 3-mile radius through 2028, expanding the potential tenant base and supporting long-term rental demand.
However, investors should monitor the area's limited childcare and pharmacy amenities, which rank last among metro neighborhoods and may affect tenant appeal for families. Additionally, the neighborhood's relatively low share of renter-occupied units at 29.3% suggests potential competition from ownership options, requiring careful attention to lease terms and renewal strategies.
- Newer 2008 construction reduces near-term capital expenditure requirements
- Top-quartile household incomes support rent collection and renewal rates
- Projected 9.1% population growth through 2028 expands tenant pool
- Strong safety improvements with 61.7% decline in violent crime year-over-year
- Risk: Limited childcare and pharmacy amenities may constrain family tenant appeal