| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 65th | Good |
| Demographics | 16th | Poor |
| Amenities | 47th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 4818 E Clinton Ave, Fresno, CA, 93703, US |
| Region / Metro | Fresno |
| Year of Construction | 1977 |
| Units | 80 |
| Transaction Date | 2004-03-01 |
| Transaction Price | $4,000,000 |
| Buyer | Botta Trust |
| Seller | Sandra Wayne |
4818 E Clinton Ave Fresno Multifamily Investment
This 80-unit property built in 1977 offers value-add potential in an inner suburb neighborhood with strong renter demand, supported by a 47.6% rental share ranking in the 86th percentile nationally according to CRE market data from WDSuite.
This inner suburb neighborhood demonstrates solid fundamentals for multifamily investors, ranking above the metro median among 246 Fresno neighborhoods. The area maintains strong renter demand with 47.6% of housing units occupied by renters, placing it in the 86th percentile nationally. Neighborhood-level occupancy of 91.1% reflects stable tenant retention, though this metric has declined slightly over the past five years.
Built in 1977, this property aligns with the neighborhood's average construction year of 1980, suggesting consistent building stock that may present capital expenditure considerations and potential value-add opportunities through strategic renovations. The median contract rent of $1,003 has grown 28.2% over five years, indicating pricing power, though rent-to-income ratios suggest affordability pressures that warrant careful lease management.
Demographics within a 3-mile radius show a population of approximately 135,000 with modest growth of 2.2% over five years. Household formation has increased 5.7%, expanding the renter pool. Forecasts project continued population growth of 8.1% through 2028, with median household income expected to rise 45.7% to $74,571, supporting rental demand fundamentals. The area maintains excellent grocery access with 6.45 stores per square mile, ranking in the 97th percentile nationally, enhancing tenant appeal.
Higher home values with a median of $274,478 and strong recent appreciation of 55.5% over five years reinforce rental demand by keeping households in the multifamily market. The value-to-income ratio of 5.78 ranks in the 87th percentile nationally, indicating that elevated ownership costs sustain renter reliance on multifamily housing.
Safety metrics show mixed trends that warrant monitoring. Property crime rates of 438 incidents per 100,000 residents rank around the middle among 246 metro neighborhoods, placing in the 40th percentile nationally. However, property crime has declined significantly by 53.5% over the past year, ranking in the 89th percentile for improvement trends nationwide.
Violent crime rates remain relatively low at 41.5 incidents per 100,000 residents, though they increased 45.1% year-over-year. The overall crime ranking places the neighborhood near the metro median, suggesting typical urban conditions that should be factored into property management and tenant screening protocols.
The employment base includes corporate offices that support workforce housing demand in the broader Fresno market.
- Con Agra Foods — corporate offices (25.9 miles)
This 80-unit property presents a compelling value-add opportunity in a neighborhood with strong rental fundamentals. The 1977 construction year aligns with area averages, offering potential for strategic renovations to capture upside in a market where rents have grown 28.2% over five years. Demographics within a 3-mile radius support long-term demand, with household growth of 5.7% expanding the renter pool and forecasted population growth of 8.1% through 2028.
According to multifamily property research from WDSuite, the neighborhood's 47.6% rental share ranks in the 86th percentile nationally, indicating deep renter demand. Elevated home values and strong appreciation reinforce rental market dynamics by maintaining barriers to ownership transitions. The combination of stable occupancy fundamentals, pricing power demonstrated through recent rent growth, and value-add potential through the property's vintage creates multiple paths to returns.
- Strong renter demand with 47.6% rental share ranking 86th percentile nationally
- Value-add potential through 1977 vintage with renovation upside opportunities
- Rent growth of 28.2% over five years demonstrates pricing power
- Forecasted population growth of 8.1% through 2028 supports demand fundamentals
- Risk consideration: Rent-to-income ratios suggest affordability pressures requiring active lease management