| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Fair |
| Demographics | 32nd | Fair |
| Amenities | 76th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 1976 N Union Rd, Manteca, CA, 95336, US |
| Region / Metro | Manteca |
| Year of Construction | 2004 |
| Units | 50 |
| Transaction Date | 2000-10-26 |
| Transaction Price | $655,500 |
| Buyer | EDEN HOUSING INC |
| Seller | NUNES ARTHUR T |
1976 N Union Rd, Manteca Multifamily Investment
2004-vintage, 50-unit asset positioned in an inner-suburban pocket where renter demand is reinforced by a high-cost ownership landscape and steady neighborhood occupancy, according to WDSuite’s CRE market data. Newer construction versus much of the Stockton metro’s 1960s-era stock supports competitive positioning and moderated near-term capital needs.
Located in an Inner Suburb of the Stockton, CA metro, the neighborhood carries an A- rating and ranks 34 out of 179 metro neighborhoods — competitive among Stockton neighborhoods by WDSuite’s framework. The area’s housing stock skews older across the neighborhood, making this 2004 build comparatively newer and generally more competitive against legacy inventory for leasing and retention.
Local amenity access is a strength: park access ranks 8 of 179 (top quartile), restaurants 31 (competitive among Stockton neighborhoods), groceries 49 (above metro median), and cafes 22 (competitive). Childcare density ranks 17 (top quartile), while pharmacy access is limited within the immediate neighborhood, so residents may rely on nearby corridors for fills and health needs. Average school ratings trend below the national median, which investors should factor when positioning for family renters.
Neighborhood occupancy is near the national mid-range and has eased modestly over five years, but renter-occupied housing remains meaningful at roughly two-fifths of units — indicating depth in the tenant base for multifamily demand. Median contract rents in the neighborhood have advanced over the last cycle, and the rent-to-income ratio sits in a manageable range for the metro, supporting lease stability with prudent income screening.
Within a 3-mile radius, demographics show a sizeable population with recent gains in households and families and a forecast for further household expansion over the next five years — pointing to a larger tenant base and support for occupancy stability. Elevated home values relative to incomes (a high-cost ownership market) tend to sustain reliance on rental options, reinforcing demand and pricing power for well-maintained units based on CRE market data from WDSuite.
Relative to the Stockton metro, the neighborhood’s crime rank is 123 out of 179 — below the metro median — and it sits below the national median for safety (26th percentile nationwide). For investors, these readings suggest emphasizing lighting, access control, and on-site presence to support retention and resident satisfaction.
Year-over-year indicators point to volatility in incident rates; ongoing monitoring and coordination with local stakeholders can help sustain leasing performance even as broader metrics fluctuate.
Nearby corporate offices in consumer goods, off-price retail, and energy provide diversified employment nodes that can support renter demand and commute convenience for residents.
- Clorox — consumer goods corporate offices (2.9 miles)
- Ross Stores — off-price retail corporate offices (36.7 miles) — HQ
- The Clorox Company — consumer goods corporate offices (37.9 miles)
- Chevron — energy corporate offices (39.9 miles) — HQ
This 50-unit property, built in 2004, offers a relative advantage versus much of the metro’s older multifamily stock, supporting competitive positioning and potentially lower near-term capital reserves, while allowing targeted value-add to modernize interiors and common areas as systems age. Neighborhood occupancy trends are around the national middle and renter concentration is significant, which, paired with a high-cost ownership context, supports durable multifamily demand.
Within a 3-mile radius, recent household gains and a projected increase in households point to a larger tenant base and support for occupancy stability. According to CRE market data from WDSuite, neighborhood amenity access is strong across parks, restaurants, and childcare, though school ratings and safety metrics are below national medians — operational planning (security, family-friendly features, and service quality) can mitigate leasing risk and aid retention.
- 2004 vintage competes well against older metro inventory; target light-to-moderate value-add for rentability
- High-cost ownership market supports renter reliance and pricing power for well-kept units
- 3-mile household growth and projected expansion increase the tenant base and support occupancy stability
- Neighborhood occupancy sits near national mid-range; income levels support disciplined affordability management
- Risks: below-median safety and lower school ratings; consider enhanced security, resident services, and targeted marketing