| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Fair |
| Demographics | 32nd | Fair |
| Amenities | 76th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1685 Crestwood Ave, Manteca, CA, 95336, US |
| Region / Metro | Manteca |
| Year of Construction | 1979 |
| Units | 36 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
1685 Crestwood Ave Manteca 36-Unit Multifamily
Neighborhood occupancy sits in the low-90% range, suggesting steady renter demand for a well-located suburban asset, according to WDSuite’s CRE market data. Positioning focuses on durable lease-up and retention rather than outsized rent spikes.
Located in Manteca’s inner suburban fabric of the Stockton, CA metro, the neighborhood ranks 34 out of 179 metro neighborhoods, placing it above the metro median. Amenity access is a local strength: parks density sits in the top quartile nationally, and cafes, childcare, and grocery options are competitive, supporting daily convenience for residents. Pharmacy access is limited in the immediate area, which may modestly affect errand efficiency.
For multifamily investors, the neighborhood’s renter-occupied share is around two-fifths, indicating a moderate renter concentration that supports a stable tenant base. Neighborhood occupancy is in the low-90% range; framed at the neighborhood level (not this specific property), this points to steady leasing conditions with typical turnover for suburban Central Valley markets.
Within a 3-mile radius, demographics show recent population growth with a concurrent increase in household counts, expanding the local tenant pool. Forward-looking projections continue to indicate additional households over the next five years, which can support occupancy stability even if household sizes change. Median home values are elevated for the area and value-to-income ratios are high relative to many U.S. neighborhoods, which tends to sustain reliance on multifamily rentals and can support pricing power. Rent-to-income levels near the neighborhood stay in a manageable range, suggesting scope for disciplined revenue management rather than aggressive push.
The average construction year in the neighborhood is 1969. With a 1979 vintage, this property is somewhat newer than much of the surrounding stock, which can enhance relative competitiveness versus older buildings, though investors should still plan for modernization and system upgrades typical for late-1970s construction.
School ratings in the surrounding area trend modest, and broader demographic indicators sit near the national middle. Overall, the setting offers practical convenience, family-oriented amenities, and a renter base sufficient to support stabilized operations, according to WDSuite’s commercial real estate analysis.
Safety indicators for the neighborhood sit below the metro median, with the area ranking 123 out of 179 Stockton metro neighborhoods. Compared with neighborhoods nationwide, overall safety stands below the national middle. That said, recent measures place property and violent offense rates closer to the national midpoint, indicating conditions that are not among the worst nationally. Reported offense trends have shown volatility year over year, so investors should underwrite with sensitivity to security measures and operational oversight.
The area’s employment base includes manufacturing and consumer goods offices within commuting reach, which helps support renter demand and lease retention for workforce-oriented units. Notable employers include Clorox, Ross Stores, The Clorox Company, and Chevron.
- Clorox — consumer goods offices (3.6 miles)
- Ross Stores — retail corporate offices (37.4 miles) — HQ
- The Clorox Company — consumer goods corporate offices (38.6 miles)
- Chevron — energy corporate offices (40.7 miles) — HQ
This 36-unit, late-1970s multifamily asset offers scale in a suburban location where neighborhood occupancy remains in the low-90% range, supporting stable operations and predictable turnover. The 1979 vintage is newer than much of the surrounding housing stock (average 1969), giving the property relative competitiveness versus older assets, while still leaving room for targeted modernization to drive rents and retention. Within a 3-mile radius, recent and projected increases in households point to a larger tenant base over time, reinforcing demand depth even as tenure patterns evolve.
Elevated neighborhood home values and a high value-to-income context suggest a high-cost ownership market for many households, which tends to sustain renter reliance on multifamily housing. At the same time, rent-to-income levels near the area remain manageable, supporting disciplined rent growth and renewal strategies; according to CRE market data from WDSuite, these fundamentals align with steady suburban leasing rather than speculative surges.
- Neighborhood occupancy in the low-90% range supports stable leasing and retention (neighborhood metric).
- 1979 vintage is relatively newer than nearby stock, with upside from focused modernization.
- Household growth within 3 miles expands the tenant base and supports long-term demand.
- Elevated ownership costs reinforce renter demand, with rent-to-income levels allowing disciplined pricing.
- Risks: modest school ratings, safety indicators below the metro median, and limited nearby pharmacy access warrant conservative underwriting and proactive management.