| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Fair |
| Demographics | 29th | Fair |
| Amenities | 64th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 556 N Lincoln Ave, Manteca, CA, 95336, US |
| Region / Metro | Manteca |
| Year of Construction | 1984 |
| Units | 36 |
| Transaction Date | --- |
| Transaction Price | --- |
| Buyer | --- |
| Seller | --- |
556 N Lincoln Ave Manteca Multifamily Investment
Neighborhood renter-occupied share is elevated and day-to-day amenities are dense, supporting steady tenant demand and lease-up efficiency, according to WDSuite’s CRE market data.
Located in Manteca’s Inner Suburb fabric (B+ neighborhood rating), the area around 556 N Lincoln Ave offers strong daily convenience: restaurants and quick-service options rank among the top quartile nationally, with grocery and café density also well above national norms. Childcare access is notably robust. These amenity patterns help support leasing velocity and day-to-day resident satisfaction compared with many Stockton metro neighborhoods.
The average neighborhood building vintage skews older (1950s), while the subject’s 1984 construction is materially newer. For investors, this typically means a more competitive starting point versus older stock, while still planning for system modernization and targeted renovations to drive value-add potential and reduce near-term capex surprises.
At the neighborhood level, occupancy trends have been stable but sit closer to the middle of the national distribution. Importantly, the share of renter-occupied housing units is high relative to the nation, indicating a deeper tenant base and support for multifamily absorption. Median contract rents in the neighborhood have grown over the last five years and remain in line with regional dynamics, while rent-to-income levels point to manageable affordability pressure that can aid retention and reduce turn.
Within a 3-mile radius, population and households have expanded in recent years, with additional growth projected, which should translate to a larger tenant base and sustained demand for rental units. Household incomes in the 3-mile area have also risen, supporting the case for durable collections and measured rent growth, based on CRE market data from WDSuite.
Counterpoints for underwriting: park and pharmacy access within the immediate neighborhood lags peers, and average school ratings are below national medians. These factors may influence family renter appeal and should be reflected in unit mix, amenity programming, and marketing strategy.
Relative to other neighborhoods in the Stockton metro, this area ranks in the lower half for safety, and it sits below the national median when compared across neighborhoods nationwide. In practical terms, investors should assume standard security and lighting measures, emphasize unit-level safety features, and underwrite to competitive positioning rather than best-in-class crime profiles.
Recent indicators place violent and property offense levels closer to the national middle, but neighborhood rankings suggest variability across blocks. A cautious, comparative approach is appropriate: benchmark to nearby Inner Suburb locations and prioritize operational practices (access control, lighting, and community engagement) to support resident retention without relying on outsized improvements in local conditions.
The local employment base blends consumer goods, retail, and energy, supporting renter demand through diverse job nodes and reasonable commutes to major employers including Clorox, Ross Stores, and Chevron.
- Clorox — consumer goods (4.6 miles)
- Ross Stores — off-price retail (37.7 miles) — HQ
- The Clorox Company — consumer goods (38.8 miles)
- Chevron — energy (41.0 miles) — HQ
This 36-unit property, built in 1984, benefits from a location with strong everyday amenities and a renter base that is large relative to national norms. The vintage is newer than much of the surrounding housing stock, offering a competitive starting point with potential to unlock value through selective renovations and system upgrades. Neighborhood occupancy is steady at the area level, while a high-cost ownership landscape reinforces reliance on multifamily, aiding tenant retention and pricing power in balanced markets.
Within a 3-mile radius, recent population and household growth, with further expansion projected, point to a larger tenant pool and support for long-term leasing stability. Rising local incomes and manageable rent-to-income conditions bolster collections and reduce turnover risk. According to CRE market data from WDSuite, amenity density (food, grocery, childcare) compares favorably to national benchmarks, which can help sustain demand even as new supply competes regionally.
- 1984 construction is newer than nearby stock, with value-add potential through targeted modernization.
- Elevated renter-occupied share supports a deeper tenant base and occupancy resilience.
- Strong amenity density (dining, grocery, childcare) underpins leasing and retention.
- 3-mile population and household growth expand the renter pool and support long-term demand.
- Risks: below-median school ratings, limited parks/pharmacies, and safety rankings warrant prudent operations and marketing.