| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Good |
| Demographics | 30th | Fair |
| Amenities | 59th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1161 E Yosemite Ave, Manteca, CA, 95336, US |
| Region / Metro | Manteca |
| Year of Construction | 1978 |
| Units | 24 |
| Transaction Date | 2019-09-11 |
| Transaction Price | $2,450,000 |
| Buyer | WENTWORTH KEVIN |
| Seller | HUNTER ROBERT C |
1161 E Yosemite Ave Manteca Multifamily Investment
Neighborhood occupancy trends are solid and sit above national norms, according to WDSuite’s CRE market data, supporting steady renter demand for a 24-unit asset in suburban Manteca.
The property sits in a B+ rated suburban neighborhood that is competitive among Stockton, CA neighborhoods (ranked 54 out of 179), offering investors a balanced setting for workforce-oriented multifamily. Dining and daily-needs access are strengths: restaurant and café density rank near the top of the metro, and grocery and pharmacy options are also relatively strong, which supports resident convenience and lease retention.
Average construction year in the neighborhood is 1989, while the subject was built in 1978. The earlier vintage points to potential capital planning and value-add opportunities to improve interiors, systems, and curb appeal, enhancing competitiveness versus newer stock.
Renter-occupied housing accounts for roughly one-third of neighborhood units, indicating a meaningful tenant base without overwhelming concentration. Neighborhood occupancy is above national averages, which can underpin leasing stability. Median contract rents trend above national benchmarks, while a rent-to-income ratio near 0.19 suggests manageable affordability pressure that still warrants proactive lease management.
Within a 3-mile radius, demographics show population growth over the last five years and projections for continued expansion alongside a substantial increase in households by 2028. This trajectory implies a larger tenant base and supports sustained multifamily demand. Elevated home values locally relative to national levels, and a higher value-to-income ratio, reflect a higher-cost ownership market that can reinforce reliance on rentals and support pricing power, particularly for well-maintained properties.
Amenity gaps exist: parks and childcare options rank at the low end of the metro, which may matter for some family renters. Overall, the combination of service retail access, steady occupancy, and growing household counts forms a pragmatic backdrop for multifamily performance.
Safety indicators for the neighborhood are below the metro average and track below national percentiles, based on WDSuite’s data. The area’s crime rank sits in the lower tier among 179 Stockton neighborhoods, and national comparisons place it below average for safety.
Recent estimates indicate year-over-year increases in both property and violent offense rates. Investors typically account for this by emphasizing on-site security measures, lighting, and resident screening, and by aligning underwriting with submarket-specific loss assumptions rather than citywide figures.
The nearby employment base mixes consumer goods, retail headquarters, and energy, supporting commute convenience for renters and helping stabilize demand at the neighborhood level. Employers include Clorox, Ross Stores, The Clorox Company, and Chevron.
- Clorox — consumer goods offices (5.5 miles)
- Ross Stores — off-price retail HQ (38.3 miles) — HQ
- The Clorox Company — consumer goods offices (39.4 miles)
- Chevron — energy corporate offices (41.7 miles) — HQ
1161 E Yosemite Ave offers investors a 24-unit, 1978-vintage asset in a suburban Manteca neighborhood where occupancy trends run above national norms and renter concentration provides a meaningful tenant base. Elevated ownership costs relative to national benchmarks help sustain reliance on rentals, while nearby service retail and groceries support resident convenience. According to CRE market data from WDSuite, the broader neighborhood’s rent levels and occupancy dynamics remain supportive for income stability when paired with disciplined leasing and renewals.
The 1978 vintage is older than the neighborhood average, presenting clear value-add angles through interior updates, common-area improvements, and system upgrades to sharpen competitive positioning versus newer stock. Within a 3-mile radius, both recent population growth and a projected increase in households point to a larger pool of renters over the next five years, which can support occupancy and rent growth for well-executed renovations.
- Occupancy above national norms supports income stability for a well-managed asset.
- Older 1978 vintage creates tangible value-add potential through targeted renovations.
- High-cost ownership context sustains renter reliance and pricing power for competitive units.
- 3-mile demographic growth expands the tenant base and supports leasing velocity.
- Risks: safety metrics below metro averages and limited parks/childcare; underwrite for security needs and conservative loss assumptions.