| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Fair |
| Demographics | 11th | Poor |
| Amenities | 47th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 232 N Shasta Ave, Farmersville, CA, 93223, US |
| Region / Metro | Farmersville |
| Year of Construction | 1995 |
| Units | 20 |
| Transaction Date | 2020-05-14 |
| Transaction Price | $1,400,000 |
| Buyer | AKS ENTERPRISES INC |
| Seller | SHASTA VILLA ASSOCIATES |
232 N Shasta Ave Farmersville Multifamily Investment
Neighborhood occupancy has been competitive among Visalia, CA neighborhoods, supporting stable leasing potential for a 20‑unit asset, according to WDSuite’s CRE market data. This commercial real estate analysis points to steady renter demand reinforced by local housing dynamics.
Located in Farmersville’s inner‑suburb setting, the neighborhood carries a B rating and ranks above the metro median (62 out of 142 Visalia neighborhoods). Occupancy in the surrounding neighborhood is competitive among Visalia neighborhoods, which helps underpin income stability for well‑positioned multifamily assets.
Everyday needs are well served: grocery and pharmacy access score in the top decile nationally, and restaurants are also strong versus national peers. By contrast, parks and cafes are limited locally, so resident lifestyle benefits tend to center on essentials rather than discretionary amenities. Average school ratings in the neighborhood trail national norms, which may influence family‑oriented renter preferences and leasing strategy.
The asset’s 1995 construction is newer than the neighborhood’s older housing stock (average vintage skews mid‑20th century), suggesting relative competitive positioning against older comparables. Investors should still plan for system modernization typical of late‑1990s assets, but the vintage supports durable operations versus much older inventory.
Tenure patterns indicate a meaningful renter‑occupied share in the neighborhood, which, together with a 3‑mile demographic view, points to a stable renter base. Within a 3‑mile radius, WDSuite data shows household counts are expected to grow over the next five years, supporting renter pool expansion and occupancy stability. Elevated value‑to‑income ratios locally indicate a high‑cost ownership environment relative to incomes, which tends to sustain reliance on multifamily rentals; rent‑to‑income levels remain manageable, aiding lease retention and pricing discretion for operators engaged in multifamily property research.
Comparable, neighborhood‑level safety benchmarks are not available for this area in WDSuite’s dataset. Investors typically contextualize property‑level risk by reviewing city and county trend reporting alongside on‑the‑ground checks and insurer/lender guidance to align underwriting assumptions with local conditions.
Nearby employment is anchored by manufacturing and corporate office roles that provide commute‑convenient jobs for renters, supporting retention and day‑to‑day leasing stability. The list below reflects the nearest named employer captured in WDSuite for this area.
- International Paper — paper & packaging offices (2.1 miles)
This 20‑unit, 1995‑vintage property pairs neighborhood occupancy resilience with everyday‑needs access, supporting consistent tenant demand. Newer construction relative to local stock offers a competitive edge over older buildings while leaving room for targeted upgrades to enhance rent positioning and retention. Elevated ownership costs versus incomes in the area reinforce renter reliance on multifamily, and 3‑mile forecasts indicate growth in households over the next five years, expanding the tenant base and supporting stable operations.
According to CRE market data from WDSuite, the surrounding neighborhood ranks above the Visalia metro median and shows competitive occupancy, aligning with an income‑focused hold or a light value‑add plan that modernizes systems typical of late‑1990s construction. Execution should balance pricing power against resident affordability to sustain lease duration and minimize turnover.
- Competitive neighborhood occupancy and above‑median ranking in the Visalia metro support stable collections
- 1995 vintage is newer than much of the local stock, enabling selective upgrades for value‑add upside
- Essentials‑oriented amenity access (groceries, pharmacies, restaurants) aids day‑to‑day livability and retention
- 3‑mile household growth outlook expands the renter pool and supports occupancy stability over the medium term
- Risks: limited parks/cafes and below‑average school ratings may narrow family‑oriented demand; underwriting should account for affordability sensitivity