| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 60th | Good |
| Demographics | 15th | Poor |
| Amenities | 58th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 200 E Sierra Ave, Woodlake, CA, 93286, US |
| Region / Metro | Woodlake |
| Year of Construction | 1989 |
| Units | 44 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
200 E Sierra Ave, Woodlake CA Multifamily Investment
Neighborhood-level occupancy is high and renter concentration is elevated in this part of the Visalia metro, supporting demand resilience according to WDSuite’s CRE market data.
Located in Woodlake’s inner-suburban setting within the Visalia, CA metro, the neighborhood carries a B+ rating and ranks 47th out of 142 metro neighborhoods. With neighborhood occupancy in the top quartile among 142 metro neighborhoods and a renter-occupied share that is also comparatively high nationally, the tenant base is deep enough to support leasing stability through cycles.
Local services skew practical rather than lifestyle-driven. Grocery and pharmacy access is strong relative to many areas nationwide, while restaurants are competitive for a smaller market; however, parks, cafes, and childcare options are limited in close proximity. Average school ratings track below national norms, which may influence unit mix strategy and retention planning for family renters.
For investors evaluating pricing power and retention, ownership costs in the neighborhood are elevated relative to local incomes (value-to-income metrics sit high nationally). That context tends to sustain reliance on multifamily rentals, while rent-to-income levels are moderate, which can support lease renewals with measured increases. Median contract rents remain comparatively low for the metro, offering room for value capture where renovations warrant.
Construction patterns skew older across the neighborhood (average vintage mid-1960s). At 200 E Sierra Ave, a 1989 build presents a relative age advantage versus much of the surrounding stock. Investors should still plan for system modernization typical of late-1980s assets, but the vintage can position the property competitively against older alternatives.
Demographics are aggregated within a 3-mile radius: the past five years show modest population growth and an increase in households, and forecasts indicate further household gains alongside smaller average household sizes. This combination generally points to a broader renter pool and steady unit absorption even if overall population growth slows, reinforcing occupancy stability.
Comparable neighborhood crime figures are limited in WDSuite for this location, so investors typically benchmark safety using city and county trends and verify with property-level history and insurance quotes. A practical approach is to review multi-year patterns rather than single-year snapshots and compare against similar inner-suburban areas in the Visalia metro.
As with any investment, on-the-ground diligence — including evening/weekend site visits, discussions with nearby operators, and police blotter reviews — can help validate perceptions and inform security, lighting, and access-control plans proportionate to tenant profile and rent positioning.
The employment base near Woodlake draws from regional industrial and logistics employers, which can support workforce housing demand and commute convenience for renters. Notable nearby employer includes:
- International Paper — packaging & manufacturing (9.1 miles)
This 44-unit, 1989-vintage asset offers a relative age advantage versus a neighborhood stock that trends older, with scope for targeted upgrades to kitchens, baths, and building systems to unlock value-add potential. Neighborhood occupancy ranks in the top quartile among 142 metro neighborhoods, and the renter-occupied share is elevated nationally — factors that support stable leasing fundamentals. According to CRE market data from WDSuite, rent-to-income levels are moderate while ownership costs remain comparatively high relative to incomes, a mix that can reinforce renter reliance and measured pricing power.
Within a 3-mile radius, households have been increasing and are projected to continue rising even as average household sizes decline, pointing to a larger renter pool and continued absorption of appropriately positioned units. Local retail amenities lean toward daily-needs (strong grocery and pharmacy access), which suits workforce demand, though limited parks and cafes and below-average school ratings suggest focusing on durable finishes and resident services over premium lifestyle features.
- Occupancy strength in the top quartile of Visalia metro neighborhoods supports leasing stability.
- 1989 vintage offers value-add upside versus older surrounding stock with targeted renovations.
- Elevated ownership costs and moderate rent-to-income support renter reliance and renewal potential.
- Growing household counts within 3 miles point to a broader tenant base and steady absorption.
- Risks: limited parks/cafes and below-average school ratings; plan for security, amenity, and capex to match tenant profile.