| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Good |
| Demographics | 15th | Poor |
| Amenities | 58th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 551 N Cypress St, Woodlake, CA, 93286, US |
| Region / Metro | Woodlake |
| Year of Construction | 1979 |
| Units | 48 |
| Transaction Date | 2007-09-24 |
| Transaction Price | $1,108,500 |
| Buyer | AETW GROUP |
| Seller | WOODLAKE APTS |
551 N Cypress St, Woodlake CA Multifamily Investment
Neighborhood occupancy is strong and renter demand appears durable relative to the Visalia metro, according to WDSuite's CRE market data. The asset's suburban setting and mid-vintage profile position it for steady operations with selective upgrades.
This Inner Suburb neighborhood carries a B+ rating and ranks 47 out of 142 metro neighborhoods, making it competitive among Visalia, CA locations for workforce housing. Neighborhood occupancy is in the top quartile nationally and ranks 24 of 142 in the metro, signaling stability that can support leasing and renewal performance. Renter concentration is roughly half of housing units, indicating a sizable tenant base for multifamily without overreliance on any single cohort.
Amenity access is mixed: grocery and pharmacy density rank 18 and 6 out of 142 metro neighborhoods, respectively, supporting daily convenience and retention. Restaurant options are comparatively strong (rank 19), while parks, cafes, and childcare are limited within the neighborhood boundaries, which investors should factor into positioning and marketing. School ratings sit in a lower national percentile, so family-oriented leasing may hinge more on value, convenience, and property-level amenities than on district pull.
The 1979 construction is newer than the neighborhood's average 1965 vintage. That typically enhances competitive positioning versus older stock, though investors should still plan for modernization of systems and interiors as part of a targeted value-add program. Median home value around $261,711 and a value-to-income ratio that trends higher for the region reinforce renter reliance on multifamily housing; a rent-to-income ratio near 0.15 suggests manageable rents that can aid retention. These dynamics align with sustained renter demand identified through WDSuite's commercial real estate analysis.
Within a 3-mile radius, recent data show modest population growth with a small increase in households, and forecasts point to further household growth even as population is projected to soften. This pattern indicates smaller average household sizes and a potential expansion of the renter pool, which can support occupancy stability and measured pricing power over time.
Comparable safety benchmarking at the neighborhood level is not available in the current WDSuite release for this location. Investors typically evaluate conditions against Visalia metro and Tulare County trends, supplementing with property-level history and local law enforcement reports to understand directional patterns over multi-year periods.
A prudent approach is to review multi-year trend direction, compare against metro medians, and assess on-site measures (lighting, access control, and visibility). This keeps the analysis comparative and forward-looking without relying on block-level assumptions.
Nearby industrial employment supports commute convenience for workforce renters. The employer below illustrates a regional job driver that can underpin consistent tenant demand.
- International Paper — paper & packaging (8.9 miles)
551 N Cypress St offers a middle-market, workforce-friendly profile in a competitive Visalia-area neighborhood, with occupancy levels that historically run strong and a renter base large enough to support leasing stability. Built in 1979, the property is newer than much of the surrounding stock, giving it an edge versus older assets while still presenting targeted value-add potential through systems updates and interior refreshes. Based on CRE market data from WDSuite, local home values and rent-to-income dynamics support sustained renter reliance on multifamily housing, which can aid retention and measured rent growth management.
Within a 3-mile radius, recent household growth and forecasts for additional household formation—even alongside softer population projections—suggest a larger tenant base over time due to smaller household sizes. Combined with strong neighborhood occupancy and daily-convenience amenities (groceries, pharmacies, restaurants), the property's fundamentals point to durable demand with operational upside from selective upgrades and disciplined expense control.
- Competitive neighborhood rank (47 of 142) with strong occupancy supporting leasing stability
- 1979 vintage is newer than area average, with practical value-add via system and interior updates
- Daily-convenience amenities (grocery, pharmacy, restaurants) reinforce retention and everyday livability
- 3-mile household growth and projected household gains expand the renter pool despite softer population trends
- Risks: limited parks/cafes and lower school ratings may require sharper value positioning and amenity strategy