| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Fair |
| Demographics | 32nd | Fair |
| Amenities | 76th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 360 Northgate Dr, Manteca, CA, 95336, US |
| Region / Metro | Manteca |
| Year of Construction | 1972 |
| Units | 27 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
360 Northgate Dr, Manteca CA Multifamily Investment
Neighborhood fundamentals point to steady renter demand supported by a high-cost ownership market and broad amenity access, according to WDSuite’s CRE market data. Area occupancy is reported in the low-90% range at the neighborhood level, indicating generally stable tenancy through cycles.
The property sits in an Inner Suburb of the Stockton metro that is competitive among 179 neighborhoods overall (ranked 34), placing it in the top quartile locally. Amenity access is a relative strength: parks and recreation score among the top quartile in the metro, with dining and cafes also ranking well above many peers, supporting daily convenience and lifestyle appeal for renters.
At the neighborhood level, occupancy trends around the low-90% range and are above national midpoints but below the metro median (ranked 128 of 179). Rents benchmark above many U.S. neighborhoods (around the 71st percentile nationally), while the rent-to-income profile indicates moderate affordability pressure for tenants — a dynamic that can aid retention and reduce turnover risk. Elevated home values relative to income (about the 84th percentile nationally) signal a high-cost ownership market, which tends to reinforce reliance on rental housing and sustain multifamily demand.
Within a 3-mile radius, demographics point to ongoing renter pool expansion: population and household counts have grown in recent years, with further gains projected by 2028. The renter-occupied share in the neighborhood is around two-fifths of housing units (approximately 41%), indicating a meaningful base of renter households for small to mid-size multifamily properties. School ratings sit below many metro and national peers, which may require leasing strategies that emphasize convenience, commute access, and unit-level value.
The area’s housing stock skews older on average (late-1960s vintage), which can create opportunities for investors offering updated finishes and system upgrades. That positioning can be advantageous for a 1970s asset that competes on renovated interiors, energy efficiency, or amenity refreshes relative to nearby legacy stock.
Safety metrics for the neighborhood trend below the metro median (crime rank 123 out of 179 Stockton neighborhoods), and sit below the national average (around the 26th percentile nationwide). In practical terms, that means investors should underwrite with attention to security, lighting, and property management presence, while monitoring city and neighborhood initiatives that can influence long-run trends.
Year-over-year estimates indicate volatility in reported offense rates; rather than relying on a single period, investors typically compare multi-year trends and prioritize on-site measures that support resident comfort and retention. These factors should be contextualized alongside the submarket’s amenity strength and employment access when assessing competitive positioning.
Proximity to regional employers supports leasing stability by broadening the commuter tenant base. Notable names within drive-time reach include Clorox, Ross Stores, The Clorox Company, and Chevron.
- Clorox — consumer products offices (3.7 miles)
- Ross Stores — retail corporate (37.4 miles) — HQ
- The Clorox Company — consumer products offices (38.5 miles)
- Chevron — energy corporate (40.6 miles) — HQ
Built in 1972, this 27-unit asset can compete effectively against older neighborhood stock while offering clear value-add angles through targeted renovations and system modernization. Neighborhood occupancy tends to hold in the low-90% range and rents sit above many national peers, while elevated ownership costs in the area help sustain renter demand and support lease stability. According to CRE market data from WDSuite, the submarket ranks in the top quartile locally for overall neighborhood quality and amenity access, factors that underpin day-to-day livability for residents.
Within a 3-mile radius, population and household growth — with additional gains projected by 2028 — point to a larger tenant base over time. The neighborhood’s renter-occupied share near two-fifths indicates depth for workforce-oriented multifamily, though below-median school ratings and safety volatility warrant conservative underwriting and active management. Overall, the investment case rests on durable renter demand, potential renovation upside, and competitive positioning versus aging comparables.
- 1972 vintage offers value-add potential and competitive positioning versus older local stock
- Neighborhood occupancy in the low-90% range supports income stability through cycles
- High-cost ownership market reinforces reliance on rentals and supports pricing power
- 3-mile population and household growth expands the renter pool over the next few years
- Risks: below-metro safety metrics and softer school ratings require active management and prudent underwriting