| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Fair |
| Demographics | 30th | Fair |
| Amenities | 73rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 310 S Orange Ave, Lodi, CA, 95240, US |
| Region / Metro | Lodi |
| Year of Construction | 1973 |
| Units | 86 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
310 S Orange Ave Lodi Multifamily Investment
Neighborhood occupancy is above national averages and renter concentration is strong, supporting steady renter demand in Lodi, according to WDSuite’s CRE market data.
The property sits in an Inner Suburb pocket of Lodi that ranks in the top quartile among 179 Stockton metro neighborhoods, indicating competitive fundamentals for multifamily. Neighborhood occupancy is in the 64th percentile nationally, which helps underpin cash flow stability, while a renter-occupied share near the high end of the market (85th percentile nationally) signals a deeper tenant base. These metrics reflect the neighborhood, not the property.
Amenity access is a relative strength: restaurants (93rd percentile nationally), cafes (88th), parks (87th), pharmacies (98th), and grocery options (73rd) point to everyday convenience that can aid leasing and retention. For family renters, average school ratings trend below national norms (around the 26th percentile), which is a consideration when targeting unit mix and marketing.
Home values in the neighborhood sit in a higher-cost ownership context (80th to 90th percentiles nationally for value levels and value-to-income), which tends to reinforce reliance on rentals. At the same time, the local rent-to-income ratio trends in a lower national band (around the 23rd percentile), suggesting reduced affordability pressure for renters and supporting retention and collections.
Within a 3-mile radius, demographics show recent population and household growth with further increases projected over the next five years. This points to a gradually expanding renter pool that can support occupancy and absorption, especially for well-located assets near daily needs.
Safety outcomes for this neighborhood track below national averages overall (crime measures aggregate near the mid-30s percentiles nationally, where higher is safer), and the neighborhood’s crime rank sits below the metro median among 179 Stockton neighborhoods. Trends are mixed: recent data show a decline in property offenses year over year alongside a slight uptick in violent offenses. These figures reflect the neighborhood, not the property, and should be weighed alongside amenity strengths and renter demand when underwriting.
Proximity to regional employers supports a commuter renter base and can aid retention, with access to consumer goods, distribution, and healthcare-related operations reflected below.
- Clorox — consumer products (19.4 miles)
- DISH Network Distribution Center — logistics & distribution (28.2 miles)
- International Paper — packaging & paper (33.2 miles)
- Cardinal Health — healthcare services & distribution (33.6 miles)
- Ross Stores — retail corporate offices (43.9 miles) — HQ
310 S Orange Ave offers scale at 86 units in a neighborhood that is competitive within the Stockton metro and supported by steady renter demand. The 1973 vintage is newer than much of the surrounding housing stock, which can provide a competitive edge versus older comparables, while still warranting targeted capital planning for aging systems or value-add repositioning. Elevated ownership costs in the area tend to sustain reliance on rentals, and a comparatively lower rent-to-income burden supports retention and collections. Based on commercial real estate analysis from WDSuite, occupancy at the neighborhood level trends above national averages, and amenity access is a clear leasing advantage.
Within a 3-mile radius, recent growth and projected increases in population and households point to a gradually expanding renter pool over the next several years. Together with proximity to regional employers, these dynamics support occupancy stability and long-term leasing fundamentals for well-managed assets.
- Neighborhood occupancy above national averages supports cash flow stability (per WDSuite data)
- 1973 vintage is newer than nearby stock, offering competitive positioning with targeted capex
- Elevated ownership costs and lower rent-to-income levels reinforce renter reliance and retention
- Expanding 3-mile renter pool and nearby employers support demand and leasing
- Risks: below-average school ratings and safety metrics require underwriting cushions and proactive management