| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Fair |
| Demographics | 39th | Good |
| Amenities | 55th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3527 W Campus Ave, Visalia, CA, 93277, US |
| Region / Metro | Visalia |
| Year of Construction | 1972 |
| Units | 82 |
| Transaction Date | 2025-04-08 |
| Transaction Price | $7,950,000 |
| Buyer | RJB PROSPERITY LLC |
| Seller | B & B HOLDINGS & INVESTMENTS LLC |
3527 W Campus Ave Visalia Multifamily Opportunity
Stabilized renter demand and value-add potential in an inner-suburban Visalia location, according to WDSuite’s CRE market data. Neighborhood fundamentals point to a durable tenant base with room for operational upside.
This inner-suburban pocket of Visalia (neighborhood rating “A”) is competitive among 142 metro neighborhoods, ranked 16th, and shows balanced drivers for multifamily. Neighborhood occupancy trends sit near the national middle, supporting steady leasing rather than outsized volatility, while a higher renter concentration at the neighborhood level (share of housing units that are renter-occupied) indicates depth in the tenant pool that supports absorption and renewal activity, based on CRE market data from WDSuite.
Daily needs are well covered: grocery and pharmacy access track above national medians, and restaurant density is strong (top decile nationally), which supports livability and leasing. Cafés and parks are thinner locally, so community and on-site amenities can play a larger role in retention. Childcare availability ranks above the metro median (10th of 142), which can aid working-household stability.
Within a 3-mile radius, population and household counts have grown and are projected to continue rising, expanding the renter pool over the next several years. Average household size is trending slightly smaller, a pattern that can sustain demand for conventional units and light-renovation product. Median home values test above national medians in this neighborhood, which, combined with incomes that have strengthened, tends to reinforce reliance on rental housing and support pricing power without materially elevating rent-to-income risk.
School ratings in the broader neighborhood land below national medians, which may modestly constrain appeal for some family renters; however, workforce households remain a consistent demand anchor. Overall, the submarket’s livability and access to services compare favorably with many Visalia locations, offering a practical setup for stable operations and incremental upgrades.
Safety indicators are mixed when viewed across geographies. Within the Visalia metro, the neighborhood’s crime position sits below the metro median (ranked 32 out of 142), signaling comparatively higher incident levels than many local peers. Nationally, however, composite measures are around or modestly above average, with property-related indicators testing in the upper half of neighborhoods nationwide and violent-offense readings closer to the national middle, according to WDSuite’s CRE market data.
Recent trend data points to improvement: estimated violent incidents declined year over year, placing the neighborhood’s trajectory in a stronger bracket nationally. For investors, this suggests monitoring remains prudent, but the broader direction has been favorable versus prior periods.
Proximity to manufacturing and packaging corporate offices supports a steady base of workforce renters and commute convenience for residents. The employers below represent nearby demand anchors.
- International Paper — packaging/manufacturing offices (8.8 miles)
- Con Agra Foods — food manufacturing offices (44.3 miles)
An 82-unit, 1972-vintage asset in an inner-suburban Visalia neighborhood with solid service access and strong dining density offers a straightforward value-add and operations thesis. Renter concentration in the neighborhood is comparatively high, providing depth in the tenant base, while neighborhood occupancy trends track near national norms—supporting consistent renewal potential rather than pronounced vacancy swings. Within a 3-mile radius, recent and projected increases in population and households point to a larger renter pool that can bolster leasing and retention. Homeownership costs in the neighborhood sit above national medians, reinforcing rental demand and supporting disciplined rent growth, per commercial real estate analysis informed by WDSuite.
The 1972 vintage implies typical mid-cycle capital planning—targeted unit renovations and systems upgrades can lift positioning against older stock while maintaining affordability relative to new deliveries. Key watchpoints include below-median school ratings, thinner park and café coverage that elevates the value of on-site amenities, and a metro-relative crime position that warrants active monitoring even as national-trend signals have improved.
- Renter depth: higher neighborhood renter-occupied share supports absorption and renewal stability.
- Demand tailwinds: 3-mile population and household growth expand the tenant base and support occupancy.
- Pricing power: elevated neighborhood home values versus national medians reinforce reliance on rentals.
- Value-add path: 1972 vintage supports returns via targeted unit/interior upgrades and systems refresh.
- Risks to manage: below-median school ratings, thinner park/café access, and a metro-relative crime position.