| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 80th | Best |
| Demographics | 57th | Best |
| Amenities | 39th | Good |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 145 Robert Ave, Ripon, CA, 95366, US |
| Region / Metro | Ripon |
| Year of Construction | 1991 |
| Units | 66 |
| Transaction Date | 1997-09-23 |
| Transaction Price | $480,000 |
| Buyer | ROBERT AVENUE APARTMENTS |
| Seller | BOGARIN EUGENE |
145 Robert Ave, Ripon CA Multifamily Investment
Neighborhood occupancy sits around 96.5%, supporting stable leasing and retention, according to WDSuite’s CRE market data. With strong household incomes and elevated ownership costs in San Joaquin County, the asset is positioned to capture steady renter demand.
Rated A- and ranked 28 out of 179 Stockton metro neighborhoods, this suburban location sits in the top quartile locally, signaling durable fundamentals for multifamily investors. According to CRE market data from WDSuite, neighborhood occupancy is in the 81st national percentile, indicating healthy renter demand and limited downtime between turns.
Livability indicators are supportive. The neighborhood’s average school rating is 4.0 (ranked 4 of 179), placing it in the 84th percentile nationally — a family-friendly signal that can aid retention. Everyday amenities are present at moderate levels, with cafes and pharmacies both around the 70th percentile nationally, while grocery access is closer to mid-pack. Park and childcare densities are limited within the neighborhood, which may modestly influence lifestyle positioning but doesn’t preclude strong leasing given broader demand drivers.
Tenure patterns show a measured renter base: the neighborhood’s share of renter-occupied housing units is roughly one-third, which points to a consistent but not oversupplied tenant pool. Within a 3-mile radius, households and families expanded over the last five years, with additional household growth forecast through 2028 — a setup that typically enlarges the renter pool and supports occupancy stability.
For pricing power, ownership costs are elevated locally: median home values sit in the 92nd percentile nationally and the value-to-income ratio is in the 94th percentile. In practice, a high-cost ownership market can reinforce renter reliance on multifamily housing, especially when median contract rents trend above national medians yet remain manageable relative to local incomes. Vintage also contributes to positioning: built in 1991, the property is newer than the neighborhood’s 1984 average, offering a competitive edge versus older stock while still allowing targeted upgrades to modernize systems and enhance rents.
Safety signals are mixed but generally favorable in a national context. The neighborhood’s overall crime profile trends better than many U.S. neighborhoods (around the low-60s national percentile for safety), and both property and violent offense measures sit in the 90th-plus percentiles nationally, indicating comparatively safer conditions versus nationwide peers.
Within the Stockton metro, the area’s crime rank (21 out of 179) suggests relatively higher incident levels compared with some nearby neighborhoods, so operators should maintain standard security and lighting practices. Trend-wise, recent estimates indicate violent offenses eased year over year while property offenses rose, underscoring the need for routine monitoring and responsive management rather than signaling a structural shift.
Proximity to established corporate employers supports commuter convenience and a stable renter base tied to regional office employment, including Clorox and Ross Stores.
- Clorox — consumer products (10.8 miles)
- Ross Stores — retail headquarters and corporate offices (41.2 miles) — HQ
- The Clorox Company — corporate offices (42.2 miles)
This 66-unit, 1991-vintage asset benefits from a top-quartile neighborhood within the Stockton metro, strong school ratings, and occupancy that ranks high nationally. Elevated home values and a high value-to-income ratio in the neighborhood support continued renter reliance on multifamily housing, while household growth within a 3-mile radius expands the tenant base and supports lease stability. According to CRE market data from WDSuite, neighborhood occupancy performance and NOI per unit trends compare favorably against national benchmarks, reinforcing the case for consistent operations.
The 1991 construction provides competitive positioning versus older local stock and presents selective value-add potential through modernization and amenity refreshes. Balanced against these strengths, operators should monitor safety trends and the limited park/childcare density, which may influence marketing and resident services strategies.
- High neighborhood occupancy and top-quartile Stockton ranking support leasing stability
- Elevated ownership costs sustain renter demand and pricing power
- 1991 vintage offers competitive positioning with targeted value-add upside
- Growing household counts within 3 miles expand the tenant base over time
- Risk: mixed safety signals and limited parks/childcare call for active management and resident engagement