| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 63rd | Fair |
| Demographics | 41st | Good |
| Amenities | 61st | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 2174 Coley Ave, Escalon, CA, 95320, US |
| Region / Metro | Escalon |
| Year of Construction | 1976 |
| Units | 33 |
| Transaction Date | 2006-01-23 |
| Transaction Price | $3,000,000 |
| Buyer | WENTWORTH KEVIN T |
| Seller | DOVOLIS MARTHA L |
2174 Coley Ave Escalon Multifamily Value-Add Opportunity
Neighborhood occupancy is solid and renter demand is supported by a high-cost ownership market, according to WDSuite’s CRE market data. With a 1976 vintage and 33 units, the asset profiles as a practical value-add play in a suburban Stockton-area location.
The property sits in a suburban pocket of the Stockton, CA metro that is competitive among 179 metro neighborhoods (B+ neighborhood rating; rank 51 of 179). Neighborhood occupancy runs around 94.6%—a constructive backdrop for lease stability at the submarket level, per WDSuite. Median contract rents in the immediate neighborhood are in the low-$1,300s, supporting attainable positioning relative to household incomes.
Local amenities skew toward daily-needs convenience rather than entertainment density. Grocery and pharmacy access index above national averages, while cafes and restaurants are present but not concentrated. Park access is limited, which may modestly temper lifestyle appeal versus more amenity-rich submarkets. Average public school ratings trail national norms, which investors should account for when targeting renter segments and crafting marketing strategy.
Tenure data indicates a smaller renter base in the neighborhood (renter-occupied share near one-fifth of housing units), with a somewhat higher renter concentration within a 3-mile radius. For investors, this implies steadier but more ownership-adjacent demand dynamics—pricing discipline and product differentiation can help sustain absorption and retention.
Within a 3-mile radius, demographics are aggregated and show recent population softness but a forward view that points to renter pool expansion over the next five years alongside projected household growth. Elevated home values relative to incomes at the neighborhood level indicate a high-cost ownership market, which can reinforce reliance on multifamily rentals and support leasing durability even as single-family options compete for higher-income households.
Vintage context matters: the asset’s 1976 construction is newer than the neighborhood’s older housing stock (average year 1953). That positioning can be competitive versus nearby legacy properties, while still leaving room for selective system upgrades and cosmetic renovations to capture value-add upside.
Neighborhood safety benchmarks compare favorably. By metro rank, the area performs in the top quartile among 179 Stockton neighborhoods, and national percentiles suggest stronger-than-average conditions (violent and property offense measures both testing high percentiles for safety). This backdrop can support renter retention and marketing to households prioritizing stability.
Recent trends are mixed: violent offense indicators have eased year over year, while property offenses show an uptick. Investors should monitor local enforcement and community initiatives and reflect trend variability in underwriting assumptions rather than relying solely on trailing performance.
Regional employment is diversified across household products and related corporate functions, providing commuter-oriented demand for workforce and middle-income renters. The following nearby employer anchors can support leasing and retention through practical commute times:
- Clorox — consumer goods (16.4 miles)
This 33-unit, 1976-vintage asset offers pragmatic value-add potential in a suburban Stockton-area neighborhood with steady occupancy and attainable rent positioning. Based on CRE market data from WDSuite, neighborhood occupancy is healthy and ownership costs are elevated relative to incomes, which can sustain renter reliance on multifamily. The property’s vintage is newer than much of the surrounding housing stock, offering a competitive edge while leaving room for targeted renovations to drive rent and retention.
Within a 3-mile radius, projections point to growth in households and income, suggesting a larger tenant base and support for stabilized leasing over a multi-year hold. Amenity access covers daily needs, while limited parks and below-average school scores call for tailored marketing and resident programming to bolster appeal. Underwriting should account for a modest renter concentration locally and mixed safety trends, even as overall safety benchmarks compare well versus metro and national baselines.
- Healthy neighborhood occupancy supports leasing stability
- 1976 vintage is newer than local stock, enabling targeted value-add
- Elevated ownership costs reinforce renter demand and pricing discipline
- 3-mile outlook shows household and income growth, expanding the renter base
- Risks: smaller renter concentration, limited parks, and mixed crime trends warrant conservative assumptions