Valley Vista Apartments is a well-established 60-unit, family-focused affordable housing community located at 1832 Merced Street in Madera, California, within the heart of the Central Valley. Built in 1998, the property serves low-income households under the Low-Income Housing Tax Credit (LIHTC) program and is subject to long-term income and rent restrictions, providing regulatory certainty and durable cash flow stability for investors. The community remains consistently occupied, reflecting strong local demand driven by a constrained supply of affordable rental housing in the Madera market.

The property features a desirable unit mix of spacious 2-, 3-, and 4-bedroom floorplans designed to serve families, with an average unit size exceeding 1,000 square feet. Individual units offer practical, resident-focused features including air conditioning, efficient appliances, window coverings, carpeting, additional storage, and accessibility accommodations. Community amenities include a swimming pool, basketball court, on-site laundry facilities, on-site management, and maintenance services, all of which contribute to resident retention and long-term operational stability.

Valley Vista benefits from its strategic location within Madera, a growing Central Valley city positioned just north of Fresno with convenient access to State Route 99 and major regional employment centers. The surrounding market is characterized by a working-class demographic, steady population growth, and limited new multifamily development—particularly within the affordable housing segment—supporting strong occupancy fundamentals and consistent demand for regulated rental units. Compared to higher-cost California metros, Madera offers relative affordability while still benefiting from proximity to the larger Fresno economic hub.

From an investment perspective, Valley Vista Apartments represents a compelling value-add affordable housing opportunity. In-place rents are below allowable LIHTC maximums, creating the potential to capture incremental revenue growth through rent optimization as limits increase, while maintaining full compliance with program requirements. Additional upside may be achieved through operational efficiencies, expense management, and continued professional oversight, all within a framework that prioritizes long-term affordability and housing stability.

Overall, Valley Vista Apartments offers investors the opportunity to acquire a stabilized, mission-driven LIHTC asset in a supply-constrained market, combining predictable cash flow, strong resident demand, and long-term affordability protections with meaningful operational upside. The property is well positioned to continue serving the housing needs of Madera’s families while delivering durable performance in a resilient Central Valley market.