| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 57th | Fair |
| Demographics | 11th | Poor |
| Amenities | 47th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 244 S Ventura Ave, Farmersville, CA, 93223, US |
| Region / Metro | Farmersville |
| Year of Construction | 1991 |
| Units | 34 |
| Transaction Date | 2025-04-24 |
| Transaction Price | $2,700,000 |
| Buyer | PAMA-GHUMAN FAMILY TRUST |
| Seller | VILLA ASSOCIATES |
244 S Ventura Ave, Farmersville CA Multifamily Investment
Neighborhood occupancy is in the national top quartile, supporting steady renter demand near Visalia according to WDSuite’s CRE market data, with local ownership costs that tend to reinforce reliance on rentals.
Farmersville sits within the Visalia metro’s inner-suburb band, offering daily-needs convenience rather than urban lifestyle amenities. Neighborhood grocery and pharmacy access ranks among the strongest locally and is top quartile nationally, which helps leasing by reducing errand-time friction for residents. Restaurant density is also competitive among Visalia neighborhoods, while café, park, and childcare density trail the metro, signaling a more utilitarian amenity mix.
Neighborhood occupancy is top quartile nationally, a favorable backdrop for stabilizing collections and renewal rates at the property level (these occupancy metrics reflect the neighborhood, not this property). Median home values in the area sit below many California metros, but relative to local incomes the value-to-income ratio is high versus national norms, which can sustain renter reliance on multifamily housing and support pricing power in well-managed assets.
The building’s 1991 construction is newer than the neighborhood’s older housing stock. That positioning typically competes well against mid-century product while still leaving room for targeted modernization of interiors and common systems to drive rent premiums and reduce near-term capex uncertainty.
Within a 3-mile radius, recent trends show a modest dip in population alongside a slight increase in households—an indicator of shifting household composition that can expand the tenant base. Forward-looking projections point to growth in population and households over the next five years, supporting a larger renter pool and sustained absorption if supply remains measured. School ratings in the neighborhood are below national averages, which may temper leasing velocity among family renters but does not preclude workforce demand given the area’s service and industrial employment base.
WDSuite does not report a comparable crime rank for this neighborhood, so investors typically benchmark safety using city and county resources, recent trend reports, and on-the-ground diligence. As with any working-class submarket, underwriting should incorporate standard security measures and property design considerations that support resident comfort and retention.
The immediate area draws from industrial and logistics employment, which supports workforce housing demand and commute convenience for residents. The following nearby employer illustrates the employment base serving the neighborhood.
- International Paper — paper & packaging (2.2 miles)
This 34-unit, 1991-vintage asset in Farmersville benefits from neighborhood occupancy that sits in the national top quartile and from daily-needs convenience (strong grocery and pharmacy access). According to CRE market data from WDSuite, relative ownership costs versus incomes in the area reinforce renter reliance on multifamily housing, supporting rent durability for well-managed properties.
The vintage is newer than much of the surrounding housing stock, offering competitive positioning today and potential value-add through targeted interior updates and system modernization. Within a 3-mile radius, projections indicate growth in population and households, which can expand the tenant base and support occupancy stability over a multi-year hold, while amenity gaps and school quality should be considered in leasing strategy and underwriting.
- Neighborhood occupancy in the national top quartile supports collections and renewals (neighborhood metric, not property-specific).
- 1991 construction competes well against older local stock, with room for strategic renovations to drive yield.
- Daily-needs proximity (groceries, pharmacies) underpins renter convenience and retention in an inner-suburban location.
- 3-mile projections show increasing households, indicating a larger renter pool and support for absorption over time.
- Risks: limited park/café density and below-average school ratings may temper some family demand; align renovations and marketing to workforce renters.