| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Best |
| Demographics | 31st | Good |
| Amenities | 29th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 525 S Demaree St, Visalia, CA, 93277, US |
| Region / Metro | Visalia |
| Year of Construction | 1976 |
| Units | 40 |
| Transaction Date | 2014-10-31 |
| Transaction Price | $2,345,000 |
| Buyer | DEZSO & MAGDOLNA KATICS REVOCABLE TRUST |
| Seller | CAMARENA R CAM |
525 S Demaree St Visalia Multifamily Investment
This 40-unit property benefits from exceptional neighborhood-level occupancy at 94.8% and strong rental demand in a market where 84.3% of housing units are renter-occupied, according to CRE market data from WDSuite.
This Visalia inner suburb ranks in the top quartile nationally for net operating income per unit at $20,715 annually, reflecting strong rental fundamentals in a neighborhood where 84.3% of housing units are renter-occupied. The area maintains 94.8% occupancy, ranking above metro median among 142 neighborhoods in the Visalia region. Property crime has declined 39.1% year-over-year, positioning the neighborhood in the 81st percentile nationally for crime improvement trends.
Built in 1976, this property represents typical vintage for the neighborhood where the average construction year is 1981. The age profile suggests potential value-add opportunities through unit renovations and building improvements to capture rent premiums. Median contract rents of $1,047 provide affordability for the local workforce, supporting tenant retention in a market where household income averages $54,913.
Demographics within a 3-mile radius show population growth of 11.9% over five years, expanding the potential tenant base to nearly 90,000 residents. Household formation increased 12.5% during the same period, supporting multifamily demand. The area's high rental share and growing renter pool indicate sustained demand for apartment housing, while grocery store density ranks in the 83rd percentile nationally, enhancing tenant appeal.
The neighborhood demonstrates improving safety trends with property crime declining 39.1% year-over-year, ranking in the 81st percentile nationally for crime reduction. Current property crime rates place the area at 41.1 incidents per 100,000 residents, positioning it favorably among Visalia's 142 neighborhoods. Violent crime rates remain moderate at 34.5 incidents per 100,000 residents, with a downward trend of 8.7% annually.
Overall crime metrics rank the neighborhood 22nd out of 142 in the metro area, placing it in the 66th percentile nationally. The consistent improvement in both property and violent crime rates supports tenant retention and property values, creating a stable operating environment for multifamily investors.
The employment base includes corporate offices within commuting distance, providing workforce housing opportunities for area employees.
- International Paper — corporate offices (9.0 miles)
- Con Agra Foods — corporate offices (44.2 miles)
This 40-unit property capitalizes on exceptional rental market fundamentals, with neighborhood-level occupancy at 94.8% and the highest rental share in the metro at 84.3% of housing units. The area ranks first among 142 Visalia neighborhoods for net operating income per unit, generating an average of $20,715 annually. Built in 1976, the property offers value-add potential through renovations to capture rent premiums in a market experiencing population growth of 11.9% and household formation increases of 12.5% over five years.
Commercial real estate analysis from WDSuite shows improving safety trends with property crime declining 39.1% year-over-year, supporting tenant retention and property values. The combination of strong occupancy, high rental demand, and demographic growth creates a stable investment environment, though investors should monitor the area's below-average household incomes and limited amenity density for potential tenant retention challenges.
- Exceptional occupancy at 94.8% with highest metro rental share at 84.3%
- Top-ranked NOI per unit at $20,715 among 142 metro neighborhoods
- Growing tenant base with 11.9% population growth and 12.5% household formation
- Value-add opportunity through 1976 vintage property improvements
- Risk consideration: Below-average household incomes may limit rent growth potential