| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 48th | Poor |
| Demographics | 12th | Poor |
| Amenities | 88th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4816 E Fillmore Ave, Fresno, CA, 93727, US |
| Region / Metro | Fresno |
| Year of Construction | 1979 |
| Units | 28 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
4816 E Fillmore Ave Fresno Multifamily Investment
This 28-unit property benefits from strong neighborhood amenity access and rental demand fundamentals. According to CRE market data from WDSuite, the area maintains a 60% rental occupancy share, supporting consistent tenant demand.
Located in an inner suburb neighborhood rated A- among 246 metro neighborhoods, this property sits in an area with exceptional amenity density. The neighborhood ranks in the top national percentile for grocery store access (98th percentile) and cafe availability (97th percentile), with nearly 8 grocery stores per square mile and 3 cafes per square mile. Restaurant density also ranks in the 94th percentile nationally, creating strong tenant appeal through walkable retail options.
Built in 1979, this property aligns with the neighborhood's average construction year of 1964, suggesting potential value-add opportunities through strategic renovations and unit improvements. The area maintains a 60% rental occupancy share, ranking in the 94th percentile nationally for renter concentration, which reinforces consistent demand for multifamily housing.
Demographics within a 3-mile radius show a stable tenant base with 132,659 residents and modest population growth of 1.5% over five years. The area's median household income of $52,287 supports current rent levels, with forecasts projecting 34% household growth through 2028. Contract rents have increased 32% over five years to a median of $949, while the neighborhood maintains competitive affordability with a rent-to-income ratio ranking above metro median.
Home values at $233,924 median provide rental market stability, as elevated ownership costs relative to income (4.13 value-to-income ratio) can sustain rental demand by keeping households in the multifamily market longer. The neighborhood's 89.1% occupancy rate, while slightly below metro averages, reflects broader market dynamics rather than fundamental demand weakness.
Property crime rates in the neighborhood show improving trends with a 21.8% decline over the past year, ranking in the 65th percentile nationally for crime reduction. The current property offense rate of 1,501 per 100,000 residents ranks 149th among 246 metro neighborhoods, placing it near the metro median for property crime levels.
Violent crime rates remain relatively contained at 79.5 per 100,000 residents, with a 7.5% year-over-year decrease. The neighborhood's overall crime ranking of 145th among 246 metro areas reflects moderate safety conditions that align with similar inner suburban markets. The declining crime trends support neighborhood stability for long-term tenant retention.
The broader Fresno employment base includes major corporate offices that provide workforce housing demand, though most anchor employers are positioned outside the immediate submarket area.
- Con Agra Foods — food processing and manufacturing (24.5 miles)
- International Paper — industrial manufacturing (43.4 miles)
This 28-unit property presents value-add potential through its 1979 construction year, allowing for strategic renovations to capture rent premiums in a neighborhood with strong amenity access and rental demand fundamentals. The area's 60% rental occupancy share ranks in the 94th percentile nationally, indicating robust multifamily demand that supports stable tenant retention. Demographic projections within a 3-mile radius show 34% household growth through 2028, expanding the potential renter pool significantly.
According to multifamily property research from WDSuite, the neighborhood maintains competitive rent growth with 32% increases over five years, while affordability metrics suggest pricing power remains viable. The combination of declining crime rates and exceptional amenity density creates a foundation for long-term occupancy stability, though investors should monitor the neighborhood's current 89.1% occupancy rate and plan for potential lease-up periods.
- Strong rental market fundamentals with 60% rental occupancy share ranking 94th percentile nationally
- Value-add opportunity through 1979 vintage allowing strategic renovations and rent optimization
- Exceptional amenity access with top-percentile grocery, restaurant, and cafe density supporting tenant appeal
- Demographic growth projecting 34% household increase through 2028 expanding renter pool
- Risk consideration: Current neighborhood occupancy of 89.1% requires active lease management and market positioning