| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 70th | Best |
| Demographics | 27th | Good |
| Amenities | 46th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 3125 Meadows Ave, Merced, CA, 95348, US |
| Region / Metro | Merced |
| Year of Construction | 1973 |
| Units | 100 |
| Transaction Date | 2013-06-11 |
| Transaction Price | $500,000 |
| Buyer | DLT VENTURES LLC |
| Seller | UNITED BROTHERHOOD OF CARPENTERS & JOINE |
3125 Meadows Ave, Merced CA Multifamily Investment
High neighborhood occupancy and a deep renter base point to durable demand, according to WDSuite’s CRE market data, with pricing power helped by a high-cost ownership landscape in this part of Merced.
The neighborhood carries an A- rating and ranks 12 out of 70 within the Merced metro, which is competitive among Merced neighborhoods for multifamily fundamentals. Occupancy in the surrounding neighborhood is strong (93rd percentile nationally), supporting stable leasing performance and reduced downtime between turns.
Local amenities skew practical: grocery and pharmacy access score in the upper national percentiles, and restaurants are dense for the market. Parks, cafes, and childcare are thinner nearby, which may modestly affect lifestyle appeal but typically has limited impact on workforce housing demand.
Tenure dynamics favor rentals: the neighborhood shows a high share of renter-occupied housing units, indicating a sizable tenant base and demand stability for apartments. Within a 3-mile radius, population and households have grown in recent years, with forecasts indicating further population growth and a notable increase in households—supportive of renter pool expansion and occupancy resilience.
Ownership costs sit on the higher side relative to local incomes (high national percentile for value-to-income ratios), which tends to sustain reliance on multifamily rentals and can aid lease retention. At the same time, median contract rents track near local incomes (lower rent-to-income percentile nationally), suggesting manageable affordability pressure that can support steadier collections.
Construction year averages in the area skew newer than this asset; built in 1973, the property is older than neighborhood norms (average vintage around the late 1990s). For investors, that points to value-add potential and the need for thoughtful capital planning to modernize systems and finishes to stay competitive against younger stock.
Safety signals are mixed and should be contextualized at the neighborhood—not property—level. The neighborhood’s overall crime rank sits near the metro median (37th of 70), indicating a mid-pack position within Merced. Nationally, violent and property offense metrics trend weaker than average, but both have improved year over year, with notable reductions indicating a positive directional trend.
For investors, the takeaway is to underwrite with conservative assumptions, monitor ongoing trend improvements, and consider measures that support resident comfort and retention. Comparisons should be made to similar inner-suburb submarkets across the Central Valley rather than to low-crime national benchmarks.
3125 Meadows Ave offers exposure to a competitive Merced neighborhood where occupancy trends are strong and the renter base is deep. Elevated ownership costs versus incomes reinforce rental demand, while 3-mile demographics point to ongoing population growth and a larger household count ahead—both supportive of a broader tenant base and steadier occupancy. Based on commercial real estate analysis from WDSuite, the neighborhood’s occupancy sits in a high national percentile, aligning with stable collections and reduced turnover risk.
Built in 1973, the asset is older than nearby averages, creating a clear value-add angle. Targeted renovations and system upgrades can enhance competitive positioning against younger product while maintaining attainable rents relative to local incomes. Underwriting should account for modest lifestyle amenity gaps and local safety context, but the core demand drivers—renter concentration, strong occupancy, and demographic tailwinds—support a durable long-term thesis.
- High neighborhood occupancy supports leasing stability and collections
- Deep renter-occupied housing base indicates durable multifamily demand
- 3-mile population and household growth expand the tenant pool
- 1973 vintage offers value-add and repositioning potential versus newer stock
- Risks: neighborhood safety sits near metro median and lifestyle amenities are mixed; proactive management and capex can mitigate