| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Best |
| Demographics | 31st | Good |
| Amenities | 29th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5050 W Tulare Ave, Visalia, CA, 93277, US |
| Region / Metro | Visalia |
| Year of Construction | 2012 |
| Units | 40 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
5050 W Tulare Ave Visalia Multifamily Investment Opportunity
Neighborhood occupancy has held in the mid-90s with a very high renter concentration, supporting stable leasing conditions according to WDSuite's CRE market data.
Located in an inner suburb of Visalia, the neighborhood rates B+ and is ranked 38 among 142 metro neighborhoods, indicating it is above the metro median in overall performance. Restaurant density is strong (around the 90th percentile nationally), and grocery access is also favorable (roughly the 83rd percentile), while parks, pharmacies, cafes, and childcare are relatively limited nearby.
The local multifamily context is encouraging for demand: neighborhood occupancy is elevated and the share of renter-occupied housing is among the highest nationally, reinforcing depth of the tenant base and helping support leasing stability. Within a 3-mile radius, population and households have both grown over the past five years, with additional growth projected by 2028, pointing to a larger tenant pool and potential for steady absorption.
The property's 2012 construction is newer than the neighborhood's average vintage (early 1980s), suggesting relative competitive positioning versus older stock and potentially lower near-term capital needs, while still allowing for selective modernization to drive rent premiums over time. Rents in the neighborhood have trended upward over the last five years and are projected to continue rising, per WDSuite's commercial real estate analysis, which can support pricing power if unit quality and management execution remain strong.
Home values are moderate for California and have appreciated in recent years. In practice, this ownership backdrop tends to sustain interest in well-located rentals and can aid retention, particularly when paired with professional operations and unit finishes that meet local expectations. School quality scores in the area track below national averages, which may temper appeal for some family renters, but workforce renters typically prioritize access, price point, and commute times, which this location addresses reasonably well.
Safety indicators present a mixed but improving picture. The neighborhood ranks 22 out of 142 in the metro for crime (a lower rank indicates comparatively higher crime locally), yet it sits around the 66th percentile nationally, meaning it compares better than many neighborhoods across the country. Recent trend data from WDSuite show estimated property offenses down year over year and violent offenses also declining, which supports a cautiously constructive outlook.
For investors, this suggests monitoring conditions at the neighborhood level while recognizing the positive direction of recent trends. Positioning with good lighting, access controls, and community engagement can help reinforce retention and leasing performance in line with the broader national-comparative standing.
Nearby employment anchors include manufacturing and packaging operations that draw a regional workforce and support renter demand through commute convenience: International Paper and Con Agra Foods.
- International Paper — manufacturing & packaging (9.7 miles)
- Con Agra Foods — food manufacturing (43.5 miles)
5050 W Tulare Ave combines a 2012 vintage and a 40-unit scale with neighborhood fundamentals that favor renter demand. Occupancy in the surrounding neighborhood remains elevated, and the renter-occupied share is among the highest nationally, indicating a deep tenant base. Within a 3-mile radius, recent population and household growth—with further gains projected—supports ongoing demand for multifamily units and aids occupancy stability. According to CRE market data from WDSuite, rents have risen over the past five years and are expected to continue trending upward, which can reward quality operations and measured capital upgrades.
Relative to older local stock, the property's newer construction can reduce near-term capital intensity while still leaving room for targeted value-add to capture rent premiums. Balanced against these positives are practical considerations: local amenity gaps (parks, pharmacies, cafes) and below-average school ratings may limit depth for certain renter segments, and the metro crime rank context warrants continued on-site security focus despite favorable national comparisons and improving trends.
- 2012 construction offers competitive positioning versus older neighborhood stock and moderated near-term capex
- Elevated neighborhood occupancy and very high renter concentration support stable leasing
- Growing 3-mile population and household base expands the renter pool, aiding absorption
- Upward rent trajectory per WDSuite data supports value-add and revenue management strategies
- Risks: limited nearby amenities, below-average school ratings, and a metro crime rank that warrants ongoing security focus