| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 82nd | Best |
| Demographics | 45th | Good |
| Amenities | 47th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1110 Eucalyptus St, Manteca, CA, 95337, US |
| Region / Metro | Manteca |
| Year of Construction | 1975 |
| Units | 27 |
| Transaction Date | 2019-02-28 |
| Transaction Price | $21,800,000 |
| Buyer | MP CORE FAIRWAY LLC |
| Seller | FAIRWAY ESTATES LLC |
1110 Eucalyptus St, Manteca Multifamily Investment
Neighborhood occupancy is in the mid‑90s, supporting steady leasing conditions near the property, according to WDSuite’s CRE market data. These are neighborhood metrics, not the property’s, and they point to durable renter demand in an inner‑suburb location.
The property sits in an Inner Suburb of the Stockton metro and ranks 29th out of 179 neighborhoods—placing it in the top quartile among metro peers. Parks are a standout amenity with one of the highest concentrations in the metro (ranked 2 of 179 and top percentile nationally), while grocery access is also comparatively strong. Restaurant and cafe density is limited at the neighborhood level, so most dining options are a short drive away.
For investors evaluating rent and occupancy dynamics, the neighborhood’s occupancy is elevated versus many U.S. areas and has trended upward over the past five years. Median neighborhood rents sit in the upper national percentiles and have grown meaningfully over the last cycle, based on CRE market data from WDSuite. These are neighborhood indicators and can support pricing power when paired with effective leasing and renewals.
Tenure patterns indicate a sizable renter-occupied share of housing units at the neighborhood level, underscoring a deep tenant base for multifamily. Within a 3‑mile radius, WDSuite shows population and household counts increasing in recent years and projected to continue expanding, which supports occupancy stability and lease-up velocity. Household incomes in the 3‑mile area have also climbed, widening the pool of qualified renters.
Home values in the neighborhood are elevated relative to national benchmarks, and the value-to-income ratio ranks in a high national percentile. In practice, a higher-cost ownership market tends to reinforce reliance on rental housing, benefiting retention and demand depth for well-managed multifamily assets.
Safety indicators are mixed. At the metro scale, the neighborhood’s crime rank sits above the median among 179 Stockton-area neighborhoods (a higher rank here indicates relatively lower crime versus lower-ranked areas). Nationally, overall crime benchmarks place the neighborhood below the middle of U.S. neighborhoods, while violent and property offense rates track closer to mid-range national percentiles.
Recent year-over-year figures show volatility in reported offenses at the neighborhood level. Investors may wish to monitor multi-year trends and local policing or community initiatives when underwriting, recognizing that these are neighborhood-level indicators rather than property-specific conditions.
Nearby employers span consumer products, retail headquarters, energy, and medical technology—providing a diversified employment base that supports renter demand and commute convenience for workforce housing. This section highlights Clorox, Ross Stores, The Clorox Company, Chevron, and Boston Scientific.
- Clorox — consumer products (4.1 miles)
- Ross Stores — retail HQ and distribution (36.5 miles) — HQ
- The Clorox Company — corporate offices (37.6 miles)
- Chevron — energy corporate offices (39.9 miles) — HQ
- Boston Scientific - Building 5 — medical technology offices (44.5 miles)
1110 Eucalyptus St is a 1975-vintage, 27-unit multifamily asset positioned in a Stockton metro neighborhood that ranks in the top quartile locally. Neighborhood occupancy is in the mid‑90s and has improved over five years, supporting expectations for steady leasing and renewal performance, according to CRE market data from WDSuite. Elevated neighborhood rents and high relative home values suggest sustained renter reliance on multifamily, while strong park and grocery access enhance livability.
The 1975 vintage is older than the neighborhood’s average construction year, pointing to potential value‑add through common-area and in‑unit updates and the need for targeted capital planning for systems. Within a 3‑mile radius, population and household growth—along with rising incomes—indicate a larger tenant base over time. One consideration is neighborhood rent-to-income pressure, which may warrant careful lease management and amenity-driven retention strategies.
- Neighborhood occupancy near the mid‑90s supports stable cash flow potential
- Top‑quartile neighborhood rank in Stockton with strong parks and grocery access
- Elevated home values reinforce renter demand and renewal durability
- 1975 vintage offers value‑add and modernization upside with disciplined capex
- Risk: affordability pressure at the neighborhood level could impact retention; active lease management is key