| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 64th | Fair |
| Demographics | 29th | Fair |
| Amenities | 64th | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 580 N Lincoln Ave, Manteca, CA, 95336, US |
| Region / Metro | Manteca |
| Year of Construction | 1978 |
| Units | 24 |
| Transaction Date | 2018-10-24 |
| Transaction Price | $2,850,000 |
| Buyer | PASKEWITZ SUNG HUI |
| Seller | DAVIDSON PROPERTIES HOLDINGS LLC |
580 N Lincoln Ave Manteca Multifamily Investment
Neighborhood data point to durable renter demand with a relatively high share of renter-occupied units and steady occupancy, according to WDSuite’s CRE market data. The inner-suburban location offers everyday convenience that supports leasing stability.
Competitive among Stockton’s 179 neighborhoods (ranked 60th), this Inner Suburb location balances access and value for workforce renters. Dining and daily-needs density are strong: restaurants rank 4th of 179 and grocery availability ranks 17th of 179, placing the area above the metro median and well above national medians for convenience. Childcare and cafes also test in higher national percentiles, supporting day-to-day livability and lease retention for family and commuter households.
Parks and pharmacies are comparatively limited within the neighborhood (both rank 179th of 179), which may reduce lifestyle differentiation; owners may need to emphasize on-site amenities or nearby alternatives when marketing. Average public school ratings sit below national medians, another consideration for family-oriented leasing strategies rather than a disqualifier.
Ownership costs benchmark high relative to incomes (value-to-income ratio in the 93rd national percentile), signaling a high-cost ownership market that can reinforce reliance on multifamily rentals. At the same time, rent-to-income sits in a lower national percentile, indicating comparatively manageable rents that can aid retention and reduce turnover risk. Neighborhood occupancy is mid-pack (about the 40th national percentile), suggesting room for operational execution to drive performance versus peers.
Within a 3-mile radius, population and household counts have grown over the past five years, with projections calling for further increases — a setup that expands the tenant base and supports occupancy. The renter-occupied share in this 3-mile area is roughly one-third of housing units today, with forecasts indicating some shift toward ownership; for investors, that points to targeting product quality, affordability, and management to capture a stable slice of a growing household base. These dynamics are based on multifamily property research from WDSuite and reflect neighborhood-level, not property-specific, metrics.
Vintage context: the neighborhood’s average construction year trends older (1956), while the subject property was built in 1978. The 1978 vintage is newer than much of the local stock, which can be a competitive edge versus mid-century assets; however, systems and interiors may still warrant modernization for value-add upside and long-term capital planning.
Compared with the metro, the neighborhood’s safety profile trends below average (crime rank 128th among 179 Stockton-area neighborhoods). Nationally, safety percentiles are in the lower ranges, indicating the area is less safe than many neighborhoods nationwide. Recent one-year estimates also point to increases in both property and violent offense rates. Investors should underwrite with pragmatic assumptions around security measures, lighting, and tenant screening, and consider how professional management can mitigate turnover and protect NOI.
Nearby corporate employment anchors help support renter demand through commute convenience, led by Clorox in the immediate area, with additional regional drivers including Ross Stores, The Clorox Company, and Chevron.
- Clorox — consumer products offices (4.6 miles)
- Ross Stores — retail corporate offices (37.6 miles) — HQ
- The Clorox Company — consumer products corporate (38.8 miles)
- Chevron — energy corporate offices (41.0 miles) — HQ
This 24-unit, 1978-vintage asset sits in a competitive Inner Suburb pocket of the Stockton metro with strong daily-needs access and a tenant base supported by elevated ownership costs. According to CRE market data from WDSuite, the neighborhood shows a relatively high share of renter-occupied units and solid amenity density, while occupancy is mid-range — creating scope for management to drive performance through leasing and renewals.
Within a 3-mile radius, recent and projected growth in population and households points to a larger renter pool over time. The 1978 vintage is newer than much of the local stock, suggesting a feasible value-add program focused on systems, interiors, and curb appeal to enhance competitiveness versus older mid-century assets. Underwriting should acknowledge below-median school ratings, limited park/pharmacy access, and a below-average safety profile, which can be addressed through targeted improvements, resident programming, and professional operations.
- Inner Suburb location competitive among 179 Stockton neighborhoods, with strong restaurant and grocery access supporting renter convenience.
- High-cost ownership market underpins multifamily demand; comparatively manageable rent-to-income supports retention and pricing discipline.
- 1978 vintage positioned for value-add upgrades to outperform older neighborhood stock and improve leasing velocity.
- 3-mile demographics show recent and projected growth in population and households, expanding the tenant base and supporting occupancy stability.
- Risks: below-average safety metrics, limited parks/pharmacies, and mid-range occupancy — plan for security, amenity strategy, and proactive management.