| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Best |
| Demographics | 31st | Good |
| Amenities | 29th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3900 W Meadow Ave, Visalia, CA, 93277, US |
| Region / Metro | Visalia |
| Year of Construction | 1984 |
| Units | 56 |
| Transaction Date | 2003-07-03 |
| Transaction Price | $2,750,000 |
| Buyer | MLV REAL ESTATE LLC |
| Seller | EL SEGUNDO PROPERTIES LTD |
3900 W Meadow Ave, Visalia Multifamily Investment
Neighborhood occupancy is above the metro median with a high renter concentration, supporting demand resilience according to WDSuite’s CRE market data.
Located in Visalia’s inner suburban fabric, the neighborhood scores competitive among 142 metro neighborhoods (B+ rating), with occupancy trending above the metro median and in the 70th percentile nationally. For investors, this points to steadier lease-up and retention relative to softer submarkets, per commercial real estate analysis from WDSuite.
Restaurants and daily-needs retail are a relative strength: restaurant density ranks competitively within the metro and sits high versus neighborhoods nationwide, while grocery access is also strong. By contrast, parks, cafes, childcare, and pharmacies are thinner locally, which can modestly limit lifestyle convenience. Average school ratings are below national norms, an underwriting consideration for family-oriented renter segments.
The property’s 1984 vintage is slightly newer than the neighborhood average stock (early 1980s), offering competitive positioning versus older assets while still presenting opportunities for targeted modernization and systems upgrades to drive rent premiums.
Tenure dynamics favor multifamily demand: the neighborhood shows a very high share of renter-occupied housing (top percentile nationally), indicating depth in the tenant base. Within a 3-mile radius, population and household counts have expanded and are projected to keep growing, supporting a larger renter pool and occupancy stability over the medium term.
Affordability signals are mixed in ways investors can manage: neighborhood home values sit near national mid-range levels, which may create some competition from ownership options. At the same time, rent-to-income metrics indicate manageable rent burdens that can aid lease retention even if they temper near-term pricing power.
Safety trends are comparatively favorable at the neighborhood level. Property offense levels benchmark in the stronger tiers nationally and improved year over year, while violent offense indicators track near national averages with recent moderation. In practical terms, the data suggest conditions that support leasing stability without implying block-level conclusions.
All safety insights reflect neighborhood-wide patterns rather than property-specific conditions, based on CRE market data from WDSuite.
Proximity to regional industrial and food-processing employers supports a steady workforce renter base and commute convenience. Nearby anchors include International Paper and Con Agra Foods.
- International Paper — paper & packaging (9.1 miles)
- Con Agra Foods — food processing (44.2 miles)
3900 W Meadow Ave offers scale at 56 units in a neighborhood with above-median metro occupancy and a top-tier renter concentration, supporting durable demand. The 1984 vintage positions the asset competitively versus older stock, with clear value-add pathways through targeted interior refresh and building systems modernization. Population and household growth within a 3-mile radius expands the tenant base, while mid-range ownership costs imply some competition with homeownership but also help sustain multifamily reliance. According to CRE market data from WDSuite, neighborhood-level NOI per unit benchmarks among the strongest in the metro, reinforcing the revenue environment while still requiring attentive affordability and lease management.
Key underwriting considerations include below-average school ratings and thinner park/cafe/pharmacy offerings, which may influence certain renter segments, alongside rent-to-income levels that favor retention but can moderate rent growth pacing. Overall, fundamentals support stable occupancy with actionable value-add upside.
- Above-median metro occupancy and high renter concentration support leasing stability
- 1984 vintage allows competitive positioning with targeted renovation and systems upgrades
- Strong neighborhood revenue environment per WDSuite, with demographics expanding the renter pool
- Risks: weaker school ratings, limited parks/cafes/pharmacies, and ownership alternatives may temper pricing power