| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Best |
| Demographics | 51st | Best |
| Amenities | 52nd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4700 W Caldwell Ave, Visalia, CA, 93277, US |
| Region / Metro | Visalia |
| Year of Construction | 1989 |
| Units | 36 |
| Transaction Date | 2022-11-04 |
| Transaction Price | $50,000,000 |
| Buyer | 4700 CALDWELL OWNER LLC |
| Seller | PARK WEST APTS LP |
4700 W Caldwell Ave Visalia Multifamily Opportunity
Neighborhood occupancy trends point to steady renter demand relative to national norms, according to WDSuite’s CRE market data.
Located in an Inner Suburb of Visalia, the property benefits from a highly rated neighborhood profile (A+) that ranks among the very top of 142 metro neighborhoods, signaling balanced livability and investment appeal. Neighborhood occupancy is above the national median (ranked 78 of 142 in metro terms; 61st percentile nationally), supporting income stability at the submarket level without relying on aggressive lease-up assumptions.
Everyday convenience is serviceable rather than walkable. Parks and pharmacies are strengths (both competitive versus metro peers and around the 80th percentile nationally), while cafes and full-service groceries are sparse within the immediate neighborhood. This pattern is typical for inner-suburban nodes where residents drive to retail corridors, which can still support leasing provided parking and access are straightforward.
Schools test slightly above national median quality (average rating around 3 of 5; 6th of 142 metro rank), which can aid retention for family renters. Median household incomes in the neighborhood rank well above national medians, and home values sit in a mid-range band for California, a combination that tends to sustain renter demand while tempering extreme pricing volatility. Rent-to-income levels suggest moderate affordability pressure, which favors renewal capture when paired with disciplined lease management.
Tenure patterns indicate a renter-occupied share in the mid-30% range at the neighborhood level, implying a moderate but reliable tenant base rather than a highly transient market. Within a 3-mile radius, recent population and household growth, with additional gains projected over the next five years, point to a gradually expanding renter pool that can support occupancy and measured rent growth, based on CRE market data from WDSuite.
Safety signals are mixed but trending constructively. Compared with neighborhoods nationwide, this area sits above the median for safety (around the 60th percentile), and estimated property offenses have declined materially year over year. Within the Visalia metro, however, the neighborhood’s crime rank (40 out of 142, where lower ranks indicate higher incident levels) suggests some sub-areas report more activity than many peers.
For investors, this translates to a profile that is relatively stronger in national comparisons, improving on property incidents, yet warrants routine site-level measures (lighting, access control, and resident engagement) to support retention and operational stability.
Regional employers in manufacturing and packaged foods underpin a broad workforce draw, supporting renter demand through commute-accessible jobs that can aid leasing stability for workforce-oriented units.
- International Paper — packaging & paper (9.5 miles)
- Con Agra Foods — food processing (44.2 miles)
This 36-unit asset is positioned in one of Visalia’s highest-rated neighborhoods, where occupancy sits above the national median and incomes are comparatively strong. The neighborhood’s renter-occupied share indicates a moderate, steady tenant base rather than a highly transient profile, which can support consistent renewals and measured rent positioning. Within a 3-mile radius, recent population and household growth, alongside forecasts for further increases, point to a gradually expanding renter pool that supports occupancy resilience.
Amenity access skews toward drivable convenience (parks and pharmacies are strengths; everyday retail is thinner nearby), a common inner-suburban pattern. Safety compares favorably at the national level with improving property-incident trends, though some metro peers record lower incident levels, suggesting standard property-level safety practices remain prudent. According to commercial real estate analysis from WDSuite, these fundamentals align with a buy-and-hold approach focused on operational execution and selective value-add to enhance retention.
- Top-rated Visalia neighborhood with occupancy above the national median supports income stability
- Expanding 3-mile renter pool and stronger household incomes underpin demand and renewal capture
- Inner-suburban access to parks/pharmacies and drivable retail suits workforce renters
- Data-backed thesis using WDSuite’s CRE market data to benchmark occupancy, rents, and demographics
- Risk: metro-relative safety and limited walkable retail call for solid on-site operations and resident services