| Summary | National Percentile | Rank vs Metro |
|---|---|---|
| Housing | 74th | Good |
| Demographics | 58th | Best |
| Amenities | 53rd | Best |
Multifamily Valuation
| Property Details | |
|---|---|
| Address | 164 Frontage Rd, Ripon, CA, 95366, US |
| Region / Metro | Ripon |
| Year of Construction | 1979 |
| Units | 23 |
| Transaction Date | 2017-05-11 |
| Transaction Price | $2,180,000 |
| Buyer | DOLE BRIAN |
| Seller | DOLE MARVIN G |
164 Frontage Rd Ripon CA Multifamily Investment
Neighborhood occupancy near 96.2% indicates durable renter demand and potential income stability, according to WDSuite’s CRE market data. This suburban San Joaquin County location offers steady fundamentals without relying on speculative lease-up.
Ripon’s neighborhood profile is competitive among Stockton’s 179 metro neighborhoods (ranked 21 of 179, rating A), supported by strong livability and stable demand drivers. Schools test above many peers (average rating around 3.3 out of 5; top quartile nationally by percentile), while restaurants and parks are accessible relative to suburban norms. Grocery access is solid, though cafes and pharmacies are thinner than urban cores.
For investors, the rental market reads as stable: neighborhood occupancy runs about 96.2% and has held essentially steady over five years. Approximately 41% of housing units are renter-occupied at the neighborhood level, suggesting a meaningful tenant base that can support lease retention and ongoing demand for multifamily units. Median contract rents sit in the upper tiers for the metro and have grown materially over five years, reinforcing pricing power where product quality and management are strong.
Within a 3-mile radius, WDSuite’s data indicates population growth over the last five years with households up roughly 10%, which generally supports a larger tenant base. Looking ahead, households are projected to rise further by 2028 even if population trends appear roughly flat, a setup that can sustain absorption and occupancy for well-located assets.
Home values in the neighborhood are elevated relative to many U.S. areas, which tends to reinforce reliance on rental housing and support lease retention. At the same time, rent-to-income levels are moderate for the region, implying manageable affordability pressure and room for disciplined revenue management. For this asset’s vintage, the property was built in 1979, newer than the neighborhood’s average construction year (1968). That relative youth versus older local stock can be a competitive edge, though investors should anticipate targeted modernization to systems and finishes as part of a value-add plan informed by multifamily property research.
Safety indicators compare favorably to national benchmarks: violent-offense measures are in the top decile nationally, while property-offense levels track above average compared with neighborhoods nationwide. Recent trend data shows a notable year-over-year uptick in property offenses locally, so underwriting should incorporate prudent security and asset-management plans alongside ongoing monitoring of neighborhood conditions, based on CRE market data from WDSuite.
Regional employment access includes consumer products and retail corporate offices that broaden the commuter shed and support renter demand. The list below reflects nearby nodes that can help underpin tenant retention through commute convenience.
- Clorox — consumer products (11.4 miles)
- Ross Stores — retail (42.2 miles) — HQ
- The Clorox Company — consumer products (43.2 miles)
164 Frontage Rd offers small-scale multifamily exposure in a suburban pocket that ranks competitively within the Stockton metro. Neighborhood occupancy around 96.2% and elevated home values point to durable renter reliance, while moderate rent-to-income levels support lease retention and disciplined growth. Built in 1979, the asset is newer than the area’s average vintage, suggesting relative competitiveness versus older stock, with potential upside from targeted renovations. According to CRE market data from WDSuite, rent levels and neighborhood demand drivers have trended favorably, aligning with a thesis centered on stable occupancy and operational optimization rather than speculative repositioning.
Demand fundamentals within a 3-mile radius show recent population and household growth, with projections indicating further household increases that can expand the tenant base. Amenities, schools, and suburban access patterns reinforce everyday livability, while investors should account for rising property-offense trends in risk management and underwriting.
- Occupancy stability at the neighborhood level supports predictable cash flow
- Elevated home values reinforce rental demand and pricing power
- 1979 vintage offers competitive positioning with targeted value-add potential
- 3-mile household growth expands the tenant base and supports absorption
- Risk: monitor recent property-offense uptick; plan for prudent security and operations