| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 40th | Fair |
| Amenities | 26th | Fair |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1212 W Center St, Manteca, CA, 95337, US |
| Region / Metro | Manteca |
| Year of Construction | 1979 |
| Units | 114 |
| Transaction Date | 2012-11-21 |
| Transaction Price | $5,250,000 |
| Buyer | HENSLEY PROPERTIES WESTWOOD VILLAGE LP |
| Seller | HENSLEY INVESTMENT COMPANY LLC |
1212 W Center St, Manteca Multifamily Investment
Neighborhood occupancy remains steady with solid renter demand and elevated ownership costs reinforcing reliance on rentals, according to WDSuite s CRE market data. For investors, that points to durable leasing fundamentals with pricing set by workforce incomes rather than discretionary turnover.
Located in Manteca s inner-suburban context of the Stockton, CA metro, the neighborhood is rated B and sits mid-pack locally (ranked 84 among 179 metro neighborhoods). For investors, this reflects balanced fundamentals without the pricing volatility seen in edge locations.
Occupancy in the neighborhood trends above many U.S. neighborhoods, and renter-occupied units account for a sizable share of housing (47.8%; top-tier nationally by share). This supports a deeper tenant base for the 114-unit property and can translate into steadier leasing, per commercial real estate analysis from WDSuite.
Within a 3-mile radius, WDSuite reports recent population and household growth, with additional household expansion projected through 2028. Rising incomes in the area and continued rent growth potential suggest a larger tenant base over time, which can support occupancy stability and measured rent setting for professionally managed multifamily.
Home values benchmark high versus the nation (upper percentiles), indicating a high-cost ownership market that tends to sustain rental demand and bolster lease retention. Rent-to-income levels in the neighborhood read as manageable, which helps mitigate affordability pressure and supports renewal strategies.
Amenity density is mixed: pharmacies are abundant (top national percentile), while cafes, groceries, and parks are thinner locally. Average public school ratings trend below many metro peers, which may shape unit mix and marketing toward workforce renters and smaller households. The property s 1979 vintage is older than the neighborhood s average stock (1989), pointing to potential value-add through modernization, systems upkeep, and common-area upgrades to stay competitive against newer product.
Safety indicators are mixed. Compared with neighborhoods nationwide, overall crime sits below the national middle, while recent property and violent offense measures trend closer to national midrange. Year-over-year changes have shown volatility, so investors should monitor trend direction and maintain standard security, lighting, and access-control practices appropriate for inner-suburban assets in the Stockton metro.
Relative positioning within the metro does not indicate top-quartile safety, but it remains competitive for workforce housing when paired with professional management and common risk mitigations. As always, submarket and property-level measures can differ from neighborhood aggregates; on-site controls and tenant screening materially influence outcomes.
Proximity to established employers supports a stable commuter renter base and can aid retention. Nearby demand drivers include consumer products, off-price retail corporate functions, energy, and medical devices, aligning with workforce housing demand.
- Clorox — consumer products (4.1 miles)
- Ross Stores — off-price retail (36.3 miles) — HQ
- The Clorox Company — consumer products (37.4 miles)
- Chevron — energy (39.6 miles) — HQ
- Boston Scientific - Building 5 — medical devices (44.3 miles)
This 114-unit asset s demand profile is underpinned by a renter-leaning neighborhood, steady occupancy, and a high-cost ownership landscape that reinforces reliance on multifamily. According to commercial real estate analysis from WDSuite, the area s rent-to-income positioning appears manageable, which supports renewal strategies and measured rent growth rather than turnover-driven gains.
The 1979 vintage is older than nearby stock on average, creating a straightforward value-add path through unit modernization and systems upgrades to maintain competitiveness against newer deliveries. Within a 3-mile radius, population and households are expanding, pointing to a larger tenant base that can help sustain occupancy and lease velocity over the next several years.
- Renter concentration and steady neighborhood occupancy support leasing stability
- Elevated home values bolster rental demand and renewal potential
- 1979 vintage offers value-add upside via interior and building-system improvements
- 3-mile demographic growth expands the tenant base, aiding lease-up and retention
- Risks: mixed safety trends and below-average school ratings call for prudent operations and targeted marketing