| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 63rd | Good |
| Demographics | 35th | Good |
| Amenities | 45th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3940 S Shady Ct, Visalia, CA, 93277, US |
| Region / Metro | Visalia |
| Year of Construction | 1985 |
| Units | 54 |
| Transaction Date | 2000-09-11 |
| Transaction Price | $1,850,000 |
| Buyer | DROWN DANIEL H |
| Seller | VISALIA SHADY LANE INVESTORS |
3940 S Shady Ct Visalia Multifamily Investment
Stabilized renter demand in an inner-suburban pocket of Visalia, according to WDSuite’s CRE market data, with neighborhood occupancy above national norms and pricing that supports tenant retention. Amenity access is strong for dining and daily needs, adding convenience for a 50-unit asset.
The property sits in an Inner Suburb area rated A- and ranks 23 out of 142 Visalia neighborhoods, placing it in the top quartile locally for overall fundamentals. Dining and daily-needs access are strengths: restaurant density ranks 3 out of 142 and grocery access 27 out of 142, while café availability is also high (rank 2 of 142). Parks and pharmacies are limited within the immediate neighborhood, which may modestly temper family-oriented appeal.
Neighborhood occupancy is above the national median (58th percentile), supporting leasing stability for multifamily. The share of renter-occupied housing units is 42.5%, indicating a meaningful tenant base that can backfill turnover and sustain demand. Median contract rents and household incomes both sit near the national middle, which tends to support balanced pricing power and manageable rent-to-income ratios for operators.
Vintage context matters for capital planning. The average construction year in the neighborhood is 1976; with a 1985 build, the asset is newer than much of the local stock, offering relative competitiveness versus older properties. Investors should still plan for aging systems and selective modernization to maintain positioning.
Demographics within a 3-mile radius show recent population and household growth with further increases projected, indicating a gradually expanding renter pool. Median home values are elevated for the region but not extreme by national standards, which can sustain reliance on rental housing and support lease retention. This pattern, combined with strong daily-needs access, aligns with steady multifamily demand based on WDSuite’s commercial real estate analysis.
Safety indicators at the neighborhood level are mixed. Compared with neighborhoods nationwide, overall crime sits below the national median (44th percentile), while estimated property offenses track better than average nationally (66th percentile). Recent year-over-year data show upticks in both violent and property offense estimates, so investors should underwrite prudent measures such as lighting, access control, and active management to support resident retention.
Within the Visalia metro, neighborhood-level ranks indicate a mid-pack position rather than a clear outlier; figures reflect area-wide trends rather than conditions at a specific property. As always, investors should compare multiple periods and sources when reviewing safety trends to validate assumptions.
Proximity to regional employers supports workforce housing demand and commuting convenience, notably within manufacturing and logistics. The following employer illustrates the nearby base that can underpin leasing stability.
- International Paper — packaging and manufacturing (8.0 miles)
This 50-unit, 1985-vintage asset benefits from a top-quartile neighborhood rank within the Visalia metro, above-median occupancy, and a renter concentration that supports depth of demand. Daily-needs and dining access are strong, reinforcing resident convenience and lease retention. According to CRE market data from WDSuite, neighborhood rents and incomes track near national midpoints, which typically supports stable rent-to-income dynamics rather than aggressive concessions.
Forward-looking demographics within a 3-mile radius point to continued population and household growth, expanding the local renter pool and supporting occupancy stability. While the vintage is newer than the neighborhood average, investors should anticipate selective capital expenditures for aging systems. Safety trends are mixed year over year, suggesting the value of proactive property management to sustain resident confidence and reduce turnover risk.
- Above-median neighborhood occupancy and solid renter base support leasing stability
- Strong access to restaurants and groceries enhances resident convenience and retention
- 1985 vintage is newer than local average, with value in targeted modernization
- 3-mile population and household growth expand the tenant pool over time
- Risks: mixed safety trends and limited nearby parks/pharmacies warrant active management and amenity strategy