| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Fair |
| Demographics | 29th | Fair |
| Amenities | 64th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 430 Sutter St, Manteca, CA, 95336, US |
| Region / Metro | Manteca |
| Year of Construction | 1985 |
| Units | 56 |
| Transaction Date | 2013-01-28 |
| Transaction Price | $395,000 |
| Buyer | SUTTER APARTMENT HOMES LLC |
| Seller | DEAN A WAGERMAN AND MARY ANN WAGERMAN TR |
430 Sutter St, Manteca CA Multifamily Investment
Renter-occupied housing accounts for 45.7% of neighborhood units and occupancy is 88.9%, indicating a meaningful tenant base and relatively stable leasing conditions according to CRE market data from WDSuite. Built in 1985, the asset skews newer than nearby housing stock, supporting competitive positioning with targeted updates.
Neighborhood & Demand Drivers
This Inner Suburb neighborhood of Stockton, CA ranks 60 out of 179 metro neighborhoods, which is competitive among Stockton neighborhoods. For investors, that positioning typically reflects balanced livability and access to daily needs without the pricing volatility of top-tier hotspots.
Everyday amenities are a strength: restaurants and cafes are abundant (restaurants and grocery access score in the upper national percentiles), and childcare density ranks near the top locally. These features help support leasing velocity and retention for workforce-oriented properties, even as park and pharmacy access is limited in the immediate area.
The renter-occupied share within the neighborhood is 45.7%, signaling depth in the tenant pool and consistent multifamily demand. Median neighborhood contract rents sit around the 70th percentile nationally, while the rent-to-income ratio is moderate, suggesting manageable affordability pressure that can support steady renewal outcomes. Elevated home values and a high value-to-income ratio indicate a high-cost ownership market, which tends to reinforce reliance on multifamily housing and bolster pricing power.
Within a 3-mile radius, population and households expanded over the last five years and are projected to grow further, pointing to a larger tenant base ahead. Forecasts also show rising median incomes and higher nominal rents, which can underpin revenue growth if operations and unit quality keep pace; investors should note that the broader 3-mile area skews more owner-occupied than the immediate neighborhood, which may temper renter share over time but can still support stable demand for well-located rentals.
Vintage matters: the average neighborhood construction year trends older (1950s), while this property’s 1985 vintage is newer than much of the surrounding stock. That relative youth can reduce near-term functional obsolescence and improve competitive positioning, while still leaving room for value-add through modernization and systems upgrades to drive rent lift.
Neighborhood safety benchmarks sit below the national median, and the area ranks in the lower half among 179 Stockton metro neighborhoods, indicating comparatively higher reported crime than many peer locations. Year-over-year estimates point to recent increases in both property and violent incidents, so prudent underwriting should incorporate security considerations and appropriate operating assumptions.
Investors typically frame this profile as a management and design question: visibility, lighting, access control, and partnerships with professional security vendors can mitigate risk and support resident satisfaction. Comparing comps with similar safety profiles in the Stockton, CA metro can help calibrate achievable occupancy and expense loads.
Nearby corporate offices broaden the employment base and support renter demand through commute convenience. Key employers include Clorox, Ross Stores, The Clorox Company, and Chevron.
- Clorox — corporate offices (4.9 miles)
- Ross Stores — corporate offices (37.7 miles) — HQ
- The Clorox Company — corporate offices (38.8 miles)
- Chevron — corporate offices (41.1 miles) — HQ
430 Sutter St offers 56 units with roughly 804 sq. ft. average unit sizes and a 1985 vintage that is newer than much of the surrounding housing stock. According to CRE market data from WDSuite, neighborhood occupancy is 88.9%, and the immediate area’s renter-occupied share (45.7%) indicates meaningful depth in the tenant base. Elevated local home values relative to incomes support sustained renter reliance on multifamily product, while amenity density (dining, grocery, childcare) enhances everyday livability and leasing momentum.
Within a 3-mile radius, population and household growth alongside rising incomes and forecast rent gains point to a larger, higher-earning renter pool over the medium term. The asset’s vintage leaves room for targeted value-add and operational improvements to capture this demand, though investors should underwrite with awareness of below-median safety benchmarks, limited park/pharmacy access, and signs that the broader 3-mile area is more owner-tilted than the immediate neighborhood.
- Newer-than-neighborhood 1985 vintage supports competitive positioning with modernization upside
- Stable demand signals: 88.9% neighborhood occupancy and 45.7% renter-occupied share
- Amenity-rich context (dining, grocery, childcare) supports leasing and retention
- 3-mile growth in population, households, and incomes expands the tenant base and revenue potential
- Risks: below-median safety benchmarks, limited parks/pharmacies, and a more owner-tilted 3-mile area