| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 61st | Good |
| Demographics | 43rd | Best |
| Amenities | 38th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5100 W Walnut Ave, Visalia, CA, 93277, US |
| Region / Metro | Visalia |
| Year of Construction | 1985 |
| Units | 88 |
| Transaction Date | 2011-06-30 |
| Transaction Price | $6,100,000 |
| Buyer | GPI Sierra Ridge Investors |
| Seller | The Visalia Investors Group |
5100 W Walnut Ave Visalia Multifamily Investment
The neighborhood maintains 95.9% occupancy with strong rental demand in a growing Central Valley market. Population growth of 10.5% over five years within a 3-mile radius supports expanding renter pools, according to CRE market data from WDSuite.
This 88-unit multifamily property sits in an inner suburb neighborhood that ranks among the top quartile of Visalia metro neighborhoods for overall investment fundamentals. The area maintains neighborhood-level occupancy of 95.9%, ranking above metro median among 142 neighborhoods and placing in the 76th percentile nationally. With 36.1% of housing units renter-occupied, the neighborhood provides a substantial rental base that supports consistent tenant demand.
Built in 1985, the property aligns with the neighborhood's average construction year of 1984, indicating consistent building stock that may present value-add renovation opportunities as properties approach their capital improvement cycles. Demographics within a 3-mile radius show population growth of 10.5% over the past five years, with household formation increasing 10.2% during the same period. This expansion translates to approximately 2,000 additional households entering the market, supporting rental demand depth.
The area benefits from essential amenities including 1.4 grocery stores per square mile, ranking in the top quartile among metro neighborhoods and 77th percentile nationally. Median household income of $88,528 within the 3-mile radius has grown 39.9% over five years, while median contract rent increased 29.6% to $1,245. The rent-to-income ratio of 0.17 suggests manageable affordability for tenants, supporting retention rates. Home values averaging $291,894 with 74.8% appreciation over five years reinforce rental demand as elevated ownership costs keep households in the multifamily market.
The neighborhood demonstrates competitive safety metrics relative to the broader Visalia metro area. Property crime rates rank 37th among 142 metro neighborhoods, placing the area in the 82nd percentile nationally for property crime safety. Violent crime rates rank 32nd metro-wide, corresponding to the 68th percentile nationally. Both property and violent crime rates have declined over the past year, with property offenses down 6.4% and violent offenses decreasing 8.2%, indicating improving safety trends that support tenant retention and leasing stability.
The employment base draws from corporate offices in the broader Central Valley region, providing workforce housing demand for commuting professionals.
- International Paper — manufacturing & industrial (9.7 miles)
- Con Agra Foods — food processing & distribution (43.7 miles)
This 88-unit property offers exposure to a stable Central Valley rental market with demonstrated occupancy strength and demographic tailwinds. The neighborhood's 95.9% occupancy rate outperforms metro averages, while population growth of 10.5% within a 3-mile radius expands the tenant base. Household income growth of 39.9% over five years supports rent growth potential, with current rent-to-income ratios indicating sustainable affordability levels.
The 1985 construction vintage aligns with neighborhood norms and may present value-add opportunities through strategic capital improvements. Rising home values reinforce rental demand as ownership costs keep households in the multifamily market. Essential amenity density, including above-average grocery access, supports tenant retention in this inner suburb location.
- Strong occupancy fundamentals with neighborhood-level rates at 95.9%
- Expanding tenant base supported by 10.5% population growth within 3 miles
- Household income growth of 39.9% supports rent escalation potential
- Value-add opportunities through strategic renovations of 1985 vintage property
- Risk: Limited corporate employment diversity may impact tenant demand during economic downturns