| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 84th | Best |
| Demographics | 59th | Best |
| Amenities | 55th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1690 E Fir Ave, Fresno, CA, 93720, US |
| Region / Metro | Fresno |
| Year of Construction | 1990 |
| Units | 80 |
| Transaction Date | 2018-03-20 |
| Transaction Price | $10,820,500 |
| Buyer | GSF JACKSON PARK PLACE INVESTORS LP |
| Seller | AMERICA FIRST FRESNO APARTMENT INVESTORS |
1690 E Fir Ave, Fresno CA Multifamily Investment
Sturdy renter demand and above-median neighborhood occupancy suggest durable cash flow potential, according to WDSuite’s CRE market data. The property’s Fresno inner-suburb location offers stable fundamentals with room for value-add execution.
Located in an Inner Suburb of Fresno with an A neighborhood rating (ranked 17 out of 246 metro neighborhoods), the area is competitive among Fresno neighborhoods and performs in the top quartile nationally on several housing indicators. Neighborhood occupancy is strong and sits in the top quintile nationally, supporting income stability for professionally managed multifamily assets.
Renter-occupied housing accounts for a majority share of neighborhood units (57.9%), indicating a deep tenant base and steady leasing velocity for multifamily investors. Within a 3-mile radius, the population has grown modestly in recent years and is projected to expand further, with households rising more quickly than population as average household size trends lower—factors that typically support renter pool expansion and occupancy stability. Median household incomes within 3 miles have increased, which, alongside a rent-to-income ratio around 0.18, provides headroom for prudent rent growth and disciplined lease management.
Local amenity access skews toward daily-needs and dining: restaurant density is high (around the 90th percentile nationally), with grocery and pharmacy access above national averages. Park and café density are limited in the immediate neighborhood, so marketing may lean on nearby dining and services rather than green-space adjacency. Public school rating data are not available in this cut, so investors should underwrite education factors separately where relevant.
Home values in the neighborhood are elevated relative to local incomes (value-to-income nationally around the mid-80s percentile), which tends to sustain reliance on rental housing and can support retention and pricing power for well-managed assets. The asset’s 1990 construction is older than the neighborhood’s average vintage (1998), signaling potential value-add via unit/interior refresh and targeted capital planning to maintain competitiveness against newer stock.
Safety indicators are mixed but generally track near metro and national midpoints. The neighborhood’s overall crime rank sits mid-pack within Fresno (ranked 106 out of 246 neighborhoods), and its national safety standing is slightly above the median. Recent trends are nuanced: property offenses have declined sharply year over year (a favorable directional signal), while violent offense estimates show recent volatility and an increase. Investors should consider property-level security features and operating practices in underwriting rather than relying solely on area trends.
This 80-unit, 1990-vintage community in Fresno’s inner suburbs benefits from neighborhood occupancy in the national top quintile and a renter-occupied share that signals depth of demand. Within a 3-mile radius, modest population growth and a faster rise in household counts point to a larger tenant base over the next cycle, supporting leasing stability. According to commercial real estate analysis from WDSuite, the area’s elevated home values relative to incomes reinforce reliance on multifamily housing, while a rent-to-income ratio near 0.18 suggests measured pricing power with thoughtful lease management. The asset’s older vintage versus the neighborhood average creates a clear value-add path via renovations and systems modernization.
Local amenities favor dining and daily-needs retail over parks and cafés, which can still support retention given above-average grocery and pharmacy access. Safety metrics are mixed—improving property offenses but recent volatility in violent offenses—warranting prudent operational controls in underwriting.
- Strong neighborhood occupancy and renter concentration support income durability
- 3-mile household growth and smaller household sizes expand the tenant base
- Elevated ownership costs in the area reinforce sustained rental demand
- 1990 vintage relative to 1998 neighborhood average offers value-add/CapEx upside
- Risks: limited park/café density and mixed safety trends require proactive asset management