| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 71st | Best |
| Demographics | 53rd | Good |
| Amenities | 55th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 5630 E Huntington Ave, Fresno, CA, 93727, US |
| Region / Metro | Fresno |
| Year of Construction | 1980 |
| Units | 48 |
| Transaction Date | 2002-07-10 |
| Transaction Price | $1,400,000 |
| Buyer | LUONG THONG |
| Seller | THE ZEL FRESNO LTD PARTNERSHIP |
5630 E Huntington Ave Fresno Multifamily Investment
Neighborhood occupancy is elevated (for the neighborhood, not the property) and has demonstrated stability, supporting durable rent rolls according to WDSuite’s CRE market data. Pricing sits within a high-cost ownership market for Fresno, which tends to sustain renter demand.
Located in an Inner Suburb of Fresno with an A neighborhood rating, the area shows solid renter demand fundamentals. Neighborhood occupancy sits in the top quartile nationally, indicating depth of the tenant base and potential for steady leasing. Renter-occupied share is high relative to national norms (87th percentile), a positive signal for multifamily demand and retention.
Daily needs are strong nearby, with grocery and pharmacy access ranking in the mid‑80s percentiles nationally. Dining density is competitive for the metro, while cafes and parks are limited locally, which may modestly affect lifestyle appeal compared to amenity‑rich corridors. Average school ratings are around 3 out of 5, suggesting serviceable but not standout educational options.
Within a 3‑mile radius, population and households have grown in recent years and are projected to continue increasing, supporting a larger tenant base and lease‑up resilience. Household sizes are gradually trending smaller, which can reinforce demand for apartment living. Median household incomes have risen meaningfully, and median contract rents have also increased, underscoring the need for ongoing affordability management in leasing strategy.
Home values in the neighborhood are elevated relative to income (value‑to‑income ratio in the 82nd percentile nationally), which supports reliance on rental housing and can bolster occupancy stability. At the same time, the neighborhood rent‑to‑income ratio is comparatively moderate, which can aid lease retention while potentially tempering outsized near‑term pricing power.
Safety indicators are mixed when compared nationally. Overall crime levels track near the national midpoint, while the neighborhood has seen a notable year‑over‑year decline in property offenses, a constructive trend for resident retention and asset operations. Conversely, violent‑offense metrics sit below the national median for safety and have recently moved higher, warranting routine property‑level diligence, lighting and access controls, and engagement with local best practices.
Investors should interpret these signals at the neighborhood scale rather than the property itself and pair them with on‑the‑ground observations and recent police blotter trends to validate trajectory.
Regional employment relevant to this submarket includes food processing and paper/packaging, supporting workforce housing demand within commuting range of the property. The following nearby employers help underpin renter demand through steady industrial and office employment bases.
- Con Agra Foods — food processing (26.1 miles)
- International Paper — paper & packaging (41.8 miles)
This 48‑unit asset benefits from a neighborhood with top‑quartile national occupancy and a renter‑occupied share that is high versus national norms, signaling demand depth and potential leasing stability. Within a 3‑mile radius, ongoing population and household growth, coupled with gradually smaller household sizes, points to a larger renter pool and support for steady absorption. Elevated local home values relative to incomes reinforce renter reliance on multifamily housing, while a moderate rent‑to‑income ratio can aid renewal retention and lower turnover risk. According to CRE market data from WDSuite, these dynamics position the area competitively within Fresno’s multifamily landscape.
Built in 1980, the property likely benefits from value‑add pathways and targeted capital planning to modernize interiors, systems, and common areas versus newer stock, creating potential to capture demand without competing directly at top‑of‑market rents. Amenity access for daily needs is strong, though limited parks/cafes and mixed safety trends suggest disciplined operations and resident experience initiatives remain important.
- Top‑quartile neighborhood occupancy and high renter concentration support leasing stability
- 3‑mile population and household growth expand the tenant base and aid absorption
- 1980 vintage offers value‑add and modernization potential to compete with newer product
- Risks: mixed safety trends and limited parks/cafes call for strong operations and resident programming