| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Fair |
| Demographics | 12th | Poor |
| Amenities | 42nd | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3205 W Shields Ave, Fresno, CA, 93722, US |
| Region / Metro | Fresno |
| Year of Construction | 1992 |
| Units | 100 |
| Transaction Date | 2018-11-27 |
| Transaction Price | $8,051,000 |
| Buyer | SEQUOIA KNOLLS LP |
| Seller | FRESNO SHIELDS AT 99 PARTNERSHIP |
3205 W Shields Ave Fresno 100-Unit Multifamily Investment
Neighborhood occupancy runs strong, supporting stable renter demand and income durability, according to WDSuite s CRE market data for the surrounding area.
Situated in Fresno s inner-suburban fabric, the neighborhood carries a B- rating and shows resilience for multifamily investors: neighborhood occupancy ranks in the top quartile among 246 Fresno neighborhoods and sits in the 93rd percentile nationally, pointing to steady lease-up and retention potential (neighborhood metrics, not property-specific).
Amenity access is mixed. Restaurant density is competitive among Fresno neighborhoods (top quartile locally; 85th percentile nationally), and pharmacies are abundant (top quartile locally; 95th percentile nationally). Grocery access is competitive as well. However, parks, cafes, and childcare options are limited in the immediate area, so resident lifestyle appeal leans more toward everyday convenience than destination retail.
Rent levels in the neighborhood track near the metro middle (competitive among 246 neighborhoods; slightly above the national mid-point), which can support leasing velocity while leaving room for targeted upgrades. The area s renter-occupied share is in the top quartile locally, indicating a deep tenant base and consistent multifamily demand. School ratings trend below national norms, which may be a consideration for family-oriented positioning and marketing.
Within a 3-mile radius, households have grown over the past five years with average household size edging down, and forecasts point to further household increases alongside higher incomes by 2028. This combination suggests a larger renter pool and supports occupancy stability. In a high-cost ownership state like California, the neighborhood s value-to-income and rent-to-income context indicates relatively manageable rent burdens locally, which can aid lease retention and pricing discipline for well-managed assets based on CRE market data from WDSuite.
Safety indicators are mixed relative to the metro. The neighborhood s crime rank sits below the Fresno metro median (116 out of 246), placing it around the middle nationally. Violent offense levels are near the national mid-range, while property offenses read weaker than national medians. Investors should note, however, that estimated property offenses improved materially year over year (strong improvement relative to peer neighborhoods), signaling a positive short-term trend rather than a definitive long-term pattern.
Frame safety as a comparative input to underwriting and operations planning: consider security line items, lighting and access control, and community engagement, while monitoring whether recent improvements persist.
Employment access is diversified at the metro scale; proximity to corporate offices supports commuter demand relevant to workforce-oriented multifamily. Notable nearby presence includes packaged foods corporate offices.
- Con Agra Foods corporate offices (21.9 miles)
Built in 1992, the asset is slightly newer than the neighborhood average vintage, offering competitive positioning versus older stock while leaving room for targeted modernization (systems, interiors, curb appeal) to enhance rent rolls. Neighborhood occupancy trends in the top quartile locally and high nationally, supporting durable cash flow and lease retention. Within a 3-mile radius, household counts have risen and are projected to grow further with smaller average household sizes, pointing to an expanding renter base and consistent leasing fundamentals, according to CRE market data from WDSuite.
Local rent levels are competitive for the metro and slightly above national midpoints, while ownership costs remain moderate for California, a mix that can sustain renter reliance on multifamily housing and support pricing power for renovated units. Counterweights include limited park/cafe density and below-average school ratings, which argue for amenity upgrades and service-driven resident programs to maintain appeal.
- High neighborhood occupancy supports income stability and leasing durability.
- 1992 vintage offers competitive positioning with clear renovation upside.
- Expanding 3-mile household base and smaller household sizes enlarge the tenant pool.
- Competitive neighborhood rent levels enable value-add pricing without overreliance on outsized growth.
- Risks: mixed safety metrics, limited parks/cafes, and weaker school ratings require focused asset management and resident engagement.