| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 68th | Good |
| Demographics | 39th | Fair |
| Amenities | 47th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 258 Lancaster Dr, Manteca, CA, 95336, US |
| Region / Metro | Manteca |
| Year of Construction | 1985 |
| Units | 37 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
258 Lancaster Dr Manteca Multifamily Investment Opportunity
This 37-unit property built in 1985 sits in a B-rated neighborhood with a 95.0% occupancy rate and median household income of $96,619, positioning it within a stable inner suburb market according to CRE market data from WDSuite.
The property is located in an inner suburb neighborhood of Manteca, rated B overall among 179 neighborhoods in the Stockton metro. Neighborhood-level occupancy stands at 95.0%, ranking in the 71st percentile nationally and above the metro median, reflecting solid tenant retention dynamics. The median contract rent of $1,269 places the area in the 68th percentile nationwide, while the median household income of $96,619 ranks in the 72nd percentile nationally, suggesting a stable renter base with capacity to support current pricing.
Within a 3-mile radius, the population totals approximately 70,200 residents, having grown 6.5% over the prior five years. Households expanded 9.4% during the same period, and the area is forecast to add another 9.9% population growth through 2028, translating to a larger tenant base and sustained multifamily demand. The renter-occupied share of housing units stands at 25.9%, ranking in the 61st percentile nationally, indicating moderate renter concentration that supports stable lease-up dynamics without oversaturation.
The property was constructed in 1985, slightly newer than the neighborhood average of 1968, which ranks in the 31st percentile nationally. This vintage suggests the asset may benefit from reduced near-term capital expenditure relative to older neighborhood stock, while still offering potential value-add opportunities through unit upgrades or amenity enhancements. Median home values in the neighborhood reach $524,324, ranking in the 85th percentile nationally with a value-to-income ratio of 5.43. These elevated ownership costs sustain rental demand by limiting accessibility to ownership and reinforcing renter reliance on multifamily housing, which supports tenant retention and occupancy stability.
Amenity access is mixed. The neighborhood ranks in the top 8% nationally for pharmacy density (3.52 per square mile) and in the 92nd percentile for grocery stores (3.52 per square mile), enhancing day-to-day tenant convenience. Restaurant density also ranks in the 91st percentile nationally (10.56 per square mile). However, childcare, parks, and cafés register at the bottom of metro rankings, which may limit appeal for families with young children. School ratings average 1.0 out of 5, placing the area in the 15th percentile nationally—a consideration for family-oriented tenant segments. The rent-to-income ratio of 0.16 ranks in the 48th percentile nationally, suggesting manageable affordability pressure and stable lease renewal conditions for most tenants.
The neighborhood's crime rank stands at 115 out of 179 neighborhoods in the Stockton metro, placing it in the 31st percentile nationally. This indicates property offense and violent offense rates that are above the national median but competitive relative to the metro as a whole. The property offense rate is estimated at 178.5 incidents per 100,000 residents, ranking 37th of 179 metro neighborhoods (58th percentile nationally), reflecting moderate property crime exposure. Violent offense rates stand at approximately 14.9 per 100,000 residents, ranking 36th of 179 (64th percentile nationally), which is slightly above metro average but not an outlier.
Both property and violent offense rates show sharp year-over-year increases in estimated trend data—property offenses up 3,443% and violent offenses up 588%—though these figures likely reflect data collection adjustments or reporting changes rather than sustained crime surges. Investors should interpret these metrics as directional indicators of relative risk rather than precise block-level forecasts. Overall, the neighborhood's safety profile is competitive among Stockton-area submarkets, with crime metrics that align with inner suburb norms and do not present material outlier risk for stabilized multifamily assets.
The property benefits from proximity to corporate offices anchored by major employers in consumer goods, retail, and energy sectors, supporting workforce housing demand and commute convenience for tenants.
- Clorox — consumer goods & corporate offices (4.3 miles)
- Ross Stores — retail corporate offices (37.7 miles) — HQ
- The Clorox Company — consumer goods corporate offices (38.8 miles)
- Chevron — energy & corporate offices (41.0 miles) — HQ
This 37-unit multifamily asset in Manteca offers investors exposure to a B-rated inner suburb neighborhood with above-average occupancy dynamics and projected population growth. The property's 1985 construction year positions it favorably relative to older neighborhood stock, potentially reducing near-term capital needs while preserving value-add optionality through selective unit upgrades or common area improvements.
The neighborhood's 95.0% occupancy rate ranks in the 71st percentile nationally, signaling strong tenant retention and limited vacancy risk. Median household income of $96,619 (72nd percentile nationally) supports rent affordability, with a rent-to-income ratio of 0.16 indicating manageable housing cost burden for the existing tenant base. Household growth of 9.4% over the past five years, coupled with a 9.9% population growth forecast through 2028, suggests sustained demand for rental housing in the submarket.
High home values ($524,324 median, 85th percentile nationally) and an elevated value-to-income ratio of 5.43 create structural barriers to homeownership, reinforcing renter demand and supporting lease renewal rates. The property's location within 4.3 miles of major employers like Clorox enhances workforce housing appeal, while strong amenity density for groceries, pharmacies, and restaurants supports day-to-day tenant convenience.
Crime metrics place the neighborhood in the middle tier of the Stockton metro, with property and violent offense rates competitive among comparable inner suburb assets. While school ratings rank in the 15th percentile nationally, the asset's occupancy performance suggests the tenant mix is less dependent on school quality, likely reflecting working professionals and households without school-age children. Overall, the property combines stable cash flow fundamentals with moderate growth tailwinds in a cost-competitive Central Valley market.