| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Fair |
| Demographics | 14th | Poor |
| Amenities | 39th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2530 W Fountain Way, Fresno, CA, 93705, US |
| Region / Metro | Fresno |
| Year of Construction | 1972 |
| Units | 72 |
| Transaction Date | 1996-08-01 |
| Transaction Price | $2,018,000 |
| Buyer | FOUNTAIN WEST APARTMENTS INC |
| Seller | WEST FOUNTAIN |
2530 W Fountain Way, Fresno — 72-Unit Multifamily
Neighborhood occupancy remains resilient and renter demand is supported by a high renter-occupied share, according to WDSuite’s CRE market data. Metrics referenced reflect neighborhood conditions, not the property, and suggest stable leasing fundamentals in this Inner Suburb location.
Neighborhood dynamics and demand drivers
The surrounding neighborhood shows above-median occupancy within the Fresno metro (ranked 102 of 246 neighborhoods) and a nationally strong occupancy position (77th percentile), supporting expectations for steady lease-up and retention. Renter-occupied housing accounts for a majority of units locally (53% share; 90th percentile nationally), indicating depth in the tenant base for multifamily.
At the 3-mile radius, demographics point to a gradually expanding renter pool: recent population growth and a projected increase in households over the next five years suggest more renters entering the market. Median contract rents in the neighborhood sit near national midrange levels (56th percentile), while a high value-to-income ratio (82nd percentile nationally) signals a high-cost ownership market relative to incomes—conditions that typically sustain reliance on rental housing and can support pricing power when managed carefully.
The asset’s 1972 construction is slightly older than the neighborhood average (1977). For investors, this often translates to planned capital improvements and potential value-add upside through renovations and system upgrades, which can enhance competitiveness against newer stock.
Amenity access is mixed: local cafe and restaurant density is comparatively favorable (cafe and restaurant counts rank in the metro’s more competitive tiers), but neighborhood-serving groceries, parks, and pharmacies are limited within the immediate boundaries. Average school ratings trend below national norms, which may factor into leasing strategy for family-oriented renters. All neighborhood statistics referenced are based on WDSuite’s CRE market data and reflect the neighborhood, not the property.
Safety indicators in this neighborhood are below national median levels (42nd percentile nationally) and rank 150 out of 246 within the Fresno metro—indicating comparatively higher reported crime than many Fresno neighborhoods. WDSuite data also shows a year-over-year decline in property offenses in the neighborhood, while violent offenses ticked up slightly. For investors, the directional improvement in property incidents is constructive, but ongoing monitoring and appropriate on-site measures remain important for resident experience and retention.
Regional employment access includes packaged foods corporate offices that broaden the renter employment base and support leasing stability through commute-oriented demand.
- Con Agra Foods — packaged foods corporate offices (22.3 miles)
This 72-unit, 1972-vintage property sits in a neighborhood with above-median occupancy within the Fresno metro and a renter-heavy housing mix, supporting demand depth and day-one leasing stability. According to CRE market data from WDSuite, the area’s high value-to-income ratio and nationally strong occupancy positioning can underpin pricing power when paired with disciplined lease management.
The asset’s older vintage suggests targeted capital planning can unlock value-add potential and improve competitive standing versus newer product. Within a 3-mile radius, modest population growth and a projected increase in households point to a larger tenant base over the next several years—favorable context for maintaining occupancy and driving renovated-unit premiums, while keeping an eye on risks such as below-average school ratings and mixed amenity coverage.
- Above-median neighborhood occupancy in Fresno supports leasing stability
- Renter-occupied housing majority indicates depth of tenant base
- 1972 vintage offers value-add potential through targeted renovations
- 3-mile radius shows population and household growth, expanding renter pool
- Risks: below-national school ratings, limited nearby groceries/parks, and the need for ongoing safety and capex management