| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Good |
| Demographics | 21st | Fair |
| Amenities | 46th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5387 E Kings Canyon Rd, Fresno, CA, 93727, US |
| Region / Metro | Fresno |
| Year of Construction | 1988 |
| Units | 33 |
| Transaction Date | 2002-07-26 |
| Transaction Price | $1,550,000 |
| Buyer | BRAINE RAYMOND S |
| Seller | SHEFFIELD GILBERT L |
5387 E Kings Canyon Rd Fresno Multifamily Investment
Neighborhood occupancy has remained resilient and renter demand is deep, according to WDSuite’s CRE market data, positioning this 33-unit asset for steady leasing performance in Fresno’s inner suburb.
Located in an Inner Suburb of Fresno, the neighborhood ranks competitive among Fresno neighborhoods (93rd of 246) for overall performance, with occupancy at the neighborhood level trending strong and stable. Renter-occupied housing accounts for a high share of units in the neighborhood, indicating a sizable tenant base that supports leasing continuity for multifamily assets.
Daily needs are convenient: grocery access is strong and pharmacies are concentrated at levels that are high compared with national norms, while restaurant density is also elevated. By contrast, parks, cafes, and childcare options are thinner locally; investors should underwrite to on-site amenities that compensate for fewer nearby lifestyle offerings.
The building stock skews older locally (average vintage 1975), and this 1988 construction is newer than the neighborhood norm, offering relative competitiveness versus legacy properties. Investors can plan for modernization of interiors and systems to enhance rents while maintaining cost discipline typical for late-1980s product.
Within a 3-mile radius, population and household counts have been rising and are projected to continue growing, expanding the renter pool and supporting occupancy stability over time. Household sizes are edging lower, which can favor absorption of mid-size floorplans like the property’s average unit size, while rent-to-income dynamics point to manageable affordability pressure and prudent lease management rather than aggressive pricing.
Home values in the neighborhood are elevated relative to incomes (high national percentile for value-to-income), a hallmark of a high-cost ownership market that helps sustain reliance on multifamily rentals and can support retention during renewal cycles.
Safety indicators for the neighborhood are broadly in line with national averages and above the metro median among 246 Fresno neighborhoods. According to WDSuite’s CRE market data, national percentiles suggest slightly favorable conditions versus the U.S. overall, with recent data showing a notable year-over-year decline in estimated property offenses — a constructive trend for long-term operations.
Violent-offense metrics track closer to national mid-range and have shown mixed short-term movement; investors should monitor trajectory rather than rely on a single-year change. As always, underwriting should emphasize property-level security design and resident experience without over-extrapolating block-level safety from neighborhood aggregates.
Regional employers in food processing and packaging provide a stable industrial employment base that can support workforce housing demand, though commute distances from the property are longer and should be weighed in leasing strategies.
- Con Agra Foods — food processing (25.5 miles)
- International Paper — packaging & paper products (42.1 miles)
This 33-unit, 1988-vintage asset offers relative competitive positioning versus older neighborhood stock while tapping into a renter-heavy submarket with historically solid neighborhood occupancy. Based on commercial real estate analysis from WDSuite, local fundamentals — including strong grocery/pharmacy access and elevated restaurant density — point to durable day-to-day convenience that supports leasing and renewal prospects.
Within a 3-mile radius, population and households are expanding and are projected to grow further, implying a larger tenant base over the next cycle. Elevated ownership costs relative to incomes reinforce reliance on rental housing, while moderating rent-to-income levels suggest focusing on steady rent trade-outs and resident retention. Light-to-moderate value-add — interior refresh and system updates common to late-1980s construction — can help capture upside against nearby older comparables.
- Renter-heavy neighborhood and stable neighborhood occupancy support consistent demand
- 1988 construction offers competitive positioning vs. older local stock with value-add potential
- 3-mile population and household growth expand the tenant base, aiding occupancy stability
- Elevated ownership costs relative to incomes sustain multifamily reliance and renewal prospects
- Risks: lifestyle amenities like parks/cafes are thinner; safety trends mixed — prioritize resident experience and security