| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Good |
| Demographics | 15th | Poor |
| Amenities | 58th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 248 N Valencia Blvd, Woodlake, CA, 93286, US |
| Region / Metro | Woodlake |
| Year of Construction | 1997 |
| Units | 46 |
| Transaction Date | 1994-11-03 |
| Transaction Price | $70,000 |
| Buyer | WOODLAKE VALENCIA PARTNERS |
| Seller | NORCROSS DIANE H |
248 N Valencia Blvd, Woodlake CA Multifamily Investment
Neighborhood occupancy has been strong and renter demand appears durable for workforce housing near essential retail, according to WDSuite’s CRE market data. This positioning supports a steady leasing narrative for a 1997-vintage asset relative to older local stock.
The property sits in a B+ rated Inner Suburb neighborhood of the Visalia, CA metro, ranked 47 out of 142 neighborhoods—competitive among Visalia neighborhoods. Neighborhood occupancy is high and, with a 98.2% reading (ranked 24 of 142 and in the top decile nationally), indicates stable tenant retention conditions at the neighborhood level, per WDSuite.
Everyday convenience is a relative strength: grocery and pharmacy access rank 18 of 142 and 6 of 142 respectively, with national percentiles in the upper 80s to mid-90s. Restaurant density is similarly favorable (rank 19 of 142). By contrast, cafes, parks, and childcare are limited within the neighborhood, which may matter for some renters but does not typically undermine workforce housing demand.
Unit tenure data points to a deep renter base. Within a 3-mile radius, approximately 51.8% of housing units are renter-occupied, reinforcing demand depth for multifamily and supporting occupancy stability. Household counts in the same 3-mile radius increased modestly in recent years and are projected to rise further even as household sizes trend smaller—an investor-relevant signal for more households competing for available rental units and potentially steadier lease-up dynamics.
Ownership costs are moderate for the region but elevated enough to sustain reliance on rentals: the neighborhood’s value-to-income ratio sits near the higher end locally (80th percentile nationally), and rent-to-income around 0.15 is near national mid-range, which can support retention while allowing measured pricing decisions. Average school ratings in the neighborhood are below national norms, which may influence family renter preferences, but the area’s access to essentials helps maintain leasing appeal for value-oriented households.
Comparable crime data for this specific neighborhood was not available in WDSuite for the latest period. Investors should rely on standard diligence—reviewing city and county reports and trend data at broader geographies—to contextualize safety relative to other Visalia-area neighborhoods.
Nearby industrial and logistics employment provides a practical renter pipeline for workforce-oriented units, with commute-friendly access to a major paper and packaging operation noted below.
- International Paper — paper & packaging (8.7 miles)
Built in 1997, the 46-unit property is newer than the neighborhood’s older housing stock (average vintage mid-1960s), offering relative competitiveness versus legacy assets while leaving room for targeted updates to aging systems or common areas. Neighborhood occupancy is strong and sits in the top decile nationally, and within a 3-mile radius the renter-occupied share around one-half supports a deep tenant base. According to CRE market data from WDSuite, essentials-oriented amenity access (grocery, pharmacy, restaurants) is a local strength, which tends to support workforce leasing and day-to-day livability.
From an income and affordability lens, rent-to-income near mid-range suggests manageable affordability pressure that can aid resident retention and measured rent strategies. Forward-looking household growth alongside smaller household sizes in the 3-mile radius signals ongoing demand for rental housing even if population trends are mixed, positioning the asset for steady performance with thoughtful capital planning.
- 1997 vintage offers relative competitiveness versus older local stock with potential for targeted modernization
- High neighborhood occupancy and deep renter base support leasing stability
- Essentials-heavy retail access (grocery, pharmacy, restaurants) underpins workforce renter appeal
- Household growth and smaller household sizes within 3 miles indicate a resilient tenant pipeline
- Risks: limited nearby parks/cafes and mixed long-term population trends may temper top-line growth without proactive asset management