| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Fair |
| Demographics | 32nd | Fair |
| Amenities | 59th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5435 N 10th St, Fresno, CA, 93710, US |
| Region / Metro | Fresno |
| Year of Construction | 1977 |
| Units | 31 |
| Transaction Date | 2017-12-29 |
| Transaction Price | $15,560,000 |
| Buyer | ARBOR PLACE APARTMENTS LLC |
| Seller | UNIVERSAL LAND HOLDING COMPANY LP |
5435 N 10th St Fresno Multifamily Investment
Neighborhood fundamentals point to steady renter demand and above-median occupancy, according to WDSuite’s CRE market data. Strong renter concentration supports leasing durability for a 31-unit asset in Fresno’s urban core.
Located in Fresno’s Urban Core, the neighborhood rates A- (ranked 48 out of 246 metro neighborhoods), signaling competitive positioning among Fresno peers. Occupancy for the neighborhood sits above the national median and has trended upward over the last five years, supporting income stability and limiting downtime between turns.
Amenity access is a relative strength: restaurants are dense (competitive metro rank) with solid access to parks, pharmacies, and groceries. Cafes are sparse nearby, but day-to-day conveniences are present, which helps with resident retention. Average school ratings in the area trend below national norms, an item to weigh for tenant mix rather than as a showstopper.
The area skews renter-heavy, with a high share of renter-occupied housing units, indicating a deep tenant base for multifamily operators. Home values are elevated versus incomes at the neighborhood level (high national percentile for value-to-income), which tends to reinforce reliance on rental housing and can support pricing power, while the neighborhood’s rent-to-income positioning implies relatively manageable payment burdens that can aid renewals.
Demographic statistics aggregated within a 3-mile radius show recent population and household growth, with forecasts pointing to further gains through 2028. A larger household base and slightly smaller average household size over time point to a broader renter pool, which can support occupancy stability and absorption for mid-size assets like this one.
Safety indicators are mixed but improving. Relative to 246 Fresno metro neighborhoods, the area trends near the metro middle on overall crime. Nationally, the neighborhood sits around the midpoint for total crime, with property incidents comparatively higher than many areas, though recent year-over-year data shows a meaningful decline. Violent offense rates track below the national top quartile but have also improved versus last year.
For investors, the takeaway is directional: ongoing reductions in incident rates are constructive for perception and leasing, but underwriting should still account for security measures and operating practices common to urban-core assets.
Regional employment access supports renter demand, with proximity to corporate offices that draw a steady workforce, including food manufacturing.
- Con Agra Foods — food manufacturing offices (27.1 miles)
Built in 1977, the property’s mid-70s vintage suggests potential for targeted value-add and systems modernization while competing effectively against older nearby stock. The neighborhood posts above-median occupancy and a high share of renter-occupied units, reinforcing depth of demand and supporting income stability. According to commercial real estate analysis from WDSuite, local home values run high relative to incomes, which tends to sustain rental reliance, while rent-to-income dynamics remain manageable—supportive of renewals and controlled delinquency risk.
Within a 3-mile radius, population and households have grown and are projected to increase further by 2028, expanding the tenant base for a 31-unit asset. Amenity access (restaurants, parks, groceries, pharmacies) is a practical advantage for retention, though school quality and property-crime considerations warrant prudent operations and marketing that align with target renter profiles.
- Above-median neighborhood occupancy supports stable collections and lower downtime
- Renter-heavy housing stock indicates a deep tenant base and durable demand
- 1977 vintage offers value-add and modernization opportunities to enhance competitiveness
- 3-mile population and household growth expands the renter pool, aiding absorption
- Risks: below-average school ratings and elevated property-crime context require prudent security and leasing strategy