| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 65th | Good |
| Demographics | 16th | Poor |
| Amenities | 47th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4585 E McKinley Ave, Fresno, CA, 93703, US |
| Region / Metro | Fresno |
| Year of Construction | 1974 |
| Units | 96 |
| Transaction Date | 2012-02-22 |
| Transaction Price | $2,650,000 |
| Buyer | XLNT SUNSET SANDS LP |
| Seller | CITY NATIONAL BANK |
4585 E McKinley Ave Fresno Multifamily Investment
This 96-unit property built in 1974 offers value-add potential in a neighborhood where 91.1% occupancy trends align with metro averages. According to WDSuite's CRE market data, the area maintains a strong rental housing base with 64% of units renter-occupied.
This Inner Suburb neighborhood ranks competitively among Fresno's 246 neighborhoods for housing fundamentals, with a C+ overall rating. The area maintains 91.1% occupancy, tracking closely with metro performance patterns. Neighborhood-level rents average $1,003 for one-bedroom units, reflecting 28% growth over five years, while the broader 3-mile radius shows median contract rents of $937.
Built in 1974, this property aligns with the neighborhood's average construction year of 1980, indicating consistent building stock that may present capital expenditure planning considerations typical of properties from this era. The surrounding area demonstrates solid rental demand fundamentals, with 64% of housing units within a 3-mile radius occupied by renters, well above national averages and supporting sustained multifamily demand.
Demographics within the 3-mile radius show a population of approximately 150,000 residents, with modest growth of 1% over five years. Household formation trends indicate 5.2% growth in total households, expanding the potential renter pool. Projected demographic shifts through 2028 suggest continued population growth of 10.5%, with household counts expected to increase 32.8%, potentially strengthening tenant demand over the investment horizon.
The neighborhood benefits from strong grocery accessibility, ranking in the top quartile nationally with 6.45 stores per square mile, supporting tenant convenience and retention. Restaurant density also performs well above average, while other amenities like parks and childcare facilities are more limited, which investors should factor into tenant appeal assessments.
Safety metrics for this neighborhood show moderate performance among Fresno's 246 neighborhoods. Property crime rates rank 89th locally, placing the area above metro median for property security, while violent crime rates rank 117th, indicating competitive positioning within the metro area.
Recent crime trends show improvement in property offense rates, which declined 53.5% year-over-year, ranking in the top quartile nationally for crime reduction. However, violent crime rates increased 45.1% over the same period, suggesting mixed security dynamics that investors should monitor for potential impacts on tenant retention and property management considerations.
The employment base in this area is primarily supported by regional corporate operations, though major anchor employers are located at greater distances from the immediate neighborhood.
- Con Agra Foods — food processing and manufacturing (25.1 miles)
This 96-unit property presents a value-add opportunity in Fresno's established rental market, where strong renter demographics and projected household growth support long-term demand fundamentals. The 1974 construction year aligns with neighborhood norms while offering potential renovation upside to capture rent growth in a market showing 28% rent increases over five years.
According to commercial real estate analysis from WDSuite, the 3-mile radius maintains 64% renter occupancy, well above national averages, while demographic projections show 32.8% household growth through 2028. The neighborhood's competitive grocery and restaurant accessibility supports tenant retention, though limited employment anchors nearby may require careful lease management and tenant screening strategies.
- Strong rental demand base with 64% renter-occupied units in 3-mile radius
- Projected 32.8% household growth through 2028 expanding tenant pool
- Value-add potential from 1974 construction with neighborhood rent growth of 28% over five years
- Top quartile grocery accessibility supporting tenant convenience and retention
- Risk consideration: Limited nearby employment anchors may impact tenant stability and require active lease management