| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Best |
| Demographics | 53rd | Good |
| Amenities | 55th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 555 S Argyle Ave, Fresno, CA, 93727, US |
| Region / Metro | Fresno |
| Year of Construction | 1973 |
| Units | 64 |
| Transaction Date | 2010-12-21 |
| Transaction Price | $4,000,000 |
| Buyer | HUSSAIN DAVID H |
| Seller | LOS ARBOLITOS LTD |
555 S Argyle Ave Fresno Multifamily Opportunity
Positioned in an inner-suburban pocket of Fresno with steady renter demand and high neighborhood occupancy, this 64-unit asset offers durable income characteristics, according to WDSuite s CRE market data.
The property sits in an Inner Suburb neighborhood of Fresno that is competitive among Fresno, CA neighborhoods, ranking 31 out of 246 placing it in the top quartile locally based on WDSuite s CRE market data. Neighborhood occupancy trends are strong relative to national benchmarks (84th percentile), supporting income stability for multifamily assets.
Daily-life amenities are convenient: grocery and pharmacy access score in the mid-80s nationwide percentiles, while restaurants are also comparatively dense (78th percentile). Parks and cafes are limited within the neighborhood, so outdoor and caf e9-focused amenities may be less of a local draw and more of a property-led feature. Average school ratings hover around 3.0 out of 5 (61st percentile nationally), providing a middle-of-the-pack education profile for family renters.
Tenure data indicates about 47.6% of housing units are renter-occupied, signaling a sizable tenant base and depth for leasing. The property s 1973 vintage is older than the neighborhood s average construction year (1980), suggesting potential value-add and modernization upside, along with routine capital planning for systems and interiors to remain competitive against newer stock.
Demographics aggregated within a 3-mile radius show recent growth in population and households, with forecasts pointing to further population expansion and a notable increase in households over the next five years. This trajectory implies a larger tenant pool and supports occupancy persistence. With elevated home values in the neighborhood context and a value-to-income profile above national norms, renting remains a practical option for many households a dynamic that can underpin lease retention and measured pricing power.
Safety indicators are mixed and should be evaluated alongside property-level controls. The neighborhood s crime rank is 136 out of 246 within the Fresno metro, indicating it is below the metro average for safety, while its national positioning is around the mid-range (crime metrics near the 47th percentile). Property-related offenses have declined materially year over year (top quintile improvement nationally), whereas violent offense rates show a recent uptick and remain below the national median for safety (around the 42nd percentile). Investors may want to underwrite security measures and resident experience initiatives accordingly.
Regional employment anchors within commuting reach contribute to renter demand, particularly for workforce households tied to food processing and packaging sectors.
- Con Agra Foods food processing (26.3 miles)
- International Paper packaging & paper (41.5 miles)
This 64-unit, 1973-vintage community benefits from a top-quartile neighborhood ranking within the Fresno metro and strong occupancy conditions that support income durability. Renter concentration is substantial, offering depth to the tenant base, while nearby amenities and mid-range school quality help sustain demand. The asset s older vintage presents opportunity for targeted renovations and operational improvements to enhance competitiveness versus newer supply.
Based on CRE market data from WDSuite, neighborhood fundamentals including a growing 3-mile population and household base suggest ongoing renter pool expansion. Elevated ownership costs relative to incomes in the area tend to reinforce reliance on rental housing, supporting retention and measured rent growth potential, while prudent underwriting should account for safety variability and capital needs tied to the property s age.
- Top-quartile neighborhood standing in Fresno with strong occupancy signals
- Meaningful renter-occupied share supports depth of tenant demand
- 1973 vintage offers value-add potential through modernization and systems upgrades
- 3-mile population and household growth support long-term leasing stability
- Risks: mixed safety trends and ongoing capex requirements for an older asset