| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 67th | Best |
| Demographics | 31st | Good |
| Amenities | 29th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 615 S Demaree St, Visalia, CA, 93277, US |
| Region / Metro | Visalia |
| Year of Construction | 1973 |
| Units | 40 |
| Transaction Date | 2020-04-06 |
| Transaction Price | $3,420,000 |
| Buyer | EKNOIAN INVESTMENT GROUP LLC |
| Seller | A & C HOLDINGS INVESTMENT LLC |
615 S Demaree St Visalia Multifamily Investment
Neighborhood occupancy has been resilient and renter demand is supported by steady household growth, according to WDSuite’s CRE market data. This location offers durable cash flow fundamentals with potential value-add upside tied to its 1973 vintage.
Located in Visalia’s inner suburb context, the neighborhood rates B+ and ranks 38 out of 142 metro neighborhoods, placing it competitive among Visalia neighborhoods. Occupancy in the neighborhood is above national norms (70th percentile nationally), a constructive read-through for cash flow stability at the submarket level rather than this specific property.
Daily needs are convenient: grocery access is strong (ranked 22 of 142 locally; 83rd percentile nationally), and restaurants are dense (12 of 142; 90th percentile nationally). By contrast, parks, pharmacies, and cafes are limited within neighborhood bounds, which may modestly affect walkable amenity appeal. Average school ratings in the area trend low relative to national peers, which can influence demand from family renters but is not the sole driver of leasing.
The property’s 1973 construction is older than the neighborhood’s average vintage (1981), signaling potential renovation and capital planning needs. For investors, this can translate into value-add scope to modernize interiors/systems and improve competitive positioning against newer stock.
Tenure patterns indicate a high renter concentration at the neighborhood level (top tier locally), implying a deep tenant base and consistent leasing velocity for multifamily operators. Within a 3-mile radius, population and household counts have grown over the past five years and are projected to continue expanding, supporting a larger tenant base and helping sustain occupancy. Median home values in the neighborhood are elevated for the region but remain accessible in a national context; combined with a moderate rent-to-income profile, this suggests balanced pricing power alongside some competition from ownership, warranting attentive lease management.
Safety signals are mixed and should be interpreted comparatively. Within the Visalia metro, the neighborhood’s crime rank sits in the lower tier (22 out of 142), indicating higher reported crime relative to many local peers. However, property-related offenses compare favorably at the national level (around the top quartile nationally), and both property and violent offense rates show recent year-over-year improvement, according to WDSuite’s data. Investors should weigh metro-relative risk against improving trends and national context.
Nearby employment anchors in manufacturing and packaging provide a diversified renter pipeline and commute convenience for workforce households, notably International Paper and Con Agra Foods.
- International Paper — paper & packaging (9.0 miles)
- Con Agra Foods — food processing (44.2 miles)
This 40-unit asset benefits from a neighborhood with occupancy above national norms and strong day-to-day retail access, while its 1973 vintage points to actionable value-add opportunities. Balanced home values and a moderate rent-to-income backdrop support demand depth, with a growing 3-mile population and household base expanding the renter pool. Based on CRE market data from WDSuite, the surrounding neighborhood’s performance sits competitive within the metro and shows favorable national percentile reads for grocery/restaurant access and occupancy, supporting long-term leasing stability.
Key considerations include below-metro-average safety positioning and limited parks/cafes within neighborhood boundaries, plus some competition from ownership options. These are manageable with targeted renovations, tenant retention strategies, and prudent lease management.
- Occupancy above national norms at the neighborhood level supports cash flow stability.
- 1973 vintage offers clear value-add and modernization pathways to enhance competitiveness.
- 3-mile growth in population and households expands the tenant base and supports leasing.
- Strong grocery and restaurant density underpins livability and renter retention.
- Risks: metro-relative safety rank, limited parks/cafes, and some competition from ownership options.